1669 85th Ave · Oakland, CA 94621

$850,000

7 bd · 4.0 ba · 3,152 sqft · MultiFamily public records · 2 Days on market

Built 1960 5,300 sqft lot Est $706k · 20% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great Investment Opportunity 4 plex with three large 2 bedrooms/1 bath units and 1 bedroom/1 bath unit. Enclosed 3 car garages, well maintained building with endless possibilities. Two units have been updated in the past five years, Unit C, kitchen and bath was updated in 2025, and Unit D bath was updated 3 years ago. Unit B bath and kitchen were updated, water heater replaced, new flooring done 2 years ago, and 4th unit is original with a replaced water heater done in June 2026. The roof is approximately 12yrs old. Installation of a wrought iron railing leading to the second floor. In the backyard, each unit has an assigned storage for tenants' extra items and a large backyard for gatherin

Key facts

• Updated bath
• New flooring
• 5,300 sq ft lot

Tags

• ENCLOSED 3 CAR GARAGES
• WELL MAINTAINED BUILDING
• UPDATED KITCHEN AND BATH
• UPDATED BATH
• REPLACED WATER HEATER
• NEW FLOORING

Property features AI

Finance

• Financial info: Annual rental income $84,600; Annual gross income $84,600; Gross scheduled income $84,600; Gross rent multiplier 10.05; Unit rents: Unit 1 $1,200; Unit 2 $2,200; Unit 3 $1,650; Unit 4 $2,000; Total expenses approximately $16,646; other expenses $600; City transfer tax applies

Exterior

• Parking: Parking area available; 3-car garage spaces
• Utilities: Public water; Public sewer; Public utilities available
• Home design: Individual ownership; One building with 4 units across 2 stories; Living area total reported as 3,152
• Construction: Concrete perimeter and slab foundation
• Exterior features: Flat/low pitch roof; Residential zoning

Interior

• Kitchen: Rents indicate separate kitchens per unit (rental amounts listed for each unit)
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms; Unit 3: 2 bedrooms; Unit 4: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom; Unit 3: 1 full bathroom; Unit 4: 1 full bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Four-unit building with individual tenant electric and gas meters; Annual gross rental income of $84,600; Gross rent multiplier of 10.05; Total annual expenses approximately $16,646; other expenses listed at $600
• Laundry & utility: Tenants pay for electric and gas; Separate electric and separate gas meters

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive. Per door: $185/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $850k).
• Cap rate 7.3% vs local median 2.4% in Oakland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#224 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: schools C-, crime F, cost of living F.
• Oakland Unified (urban): math 27% / reading 33% proficiency, ranked #1,007 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.5%/yr); 83 active listings in the ZIP; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,722/mo this rent would consume 201% of the median local household income ($52k/yr) (locally 2404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $850,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $706,048
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1749 84th Ave	0.11mi	8/4.0 (+1)	3,456 (+10%)	8mo	$870,000	$252	67
1532 90th Ave	0.36mi	6/4.0 (-1)	2,775 (-12%)	5mo	$402,000	$145	54
9318 Olive St	0.55mi	8/4.0 (+1)	3,506 (+11%)	6mo	$682,000	$195	46
2336 92nd Ave	0.63mi	8/4.0 (+1)	3,346 (+6%)	15mo	$750,000	$224	43
2324 92nd Ave	0.61mi	8/4.0 (+1)	3,346 (+6%)	18mo	$855,000	$256	41
8836 Dowling St	0.53mi	8/4.0 (+1)	2,900 (-8%)	19mo	$885,000	$305	41
1131 88th Ave	0.51mi	7/3.0	2,700 (-14%)	24mo	$565,000	$209	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.75×
• Total profit: $-58,884
• Equity at exit: $126,738

10-year hold

• IRR: 7.1%
• Equity multiple: 1.63×
• Total profit: $148,756
• Equity at exit: $73,492

Cash invested: $238,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Oakland: 0 Strongly Tenant-Friendly · D+62

Rent Adjustment Program + Just Cause.

Methodology + full state rankings →

ZIP-level market 94621

• Rents YoY: 6.5%
• Active inventory: 83
• Price-to-rent: 32.1×

Monthly cashflow live

• Estimated rent: $8,722 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$1,337 /mo · $16,046/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,832
• Net cashflow: $742

Break-even live

Break-even rent $7,783

Max offer price $850,000

Occupancy floor 86%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,630
1× unit	1	1	$2,092
Total (4 units)			$8,722

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $850,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $850,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $16,046 · $1,337/mo
• Projected year-2 tax: $16,046 · $1,337/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,664
• − Mortgage interest: −$47,613
• − Property taxes: −$16,046
• − Insurance: −$4,250
• − Repairs & maintenance: −$8,373
• − Management: −$8,373
• − Depreciation: −$24,727
• Taxable loss: −$4,719
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $10,031/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oakland Unified
• NCES district ID: 0628050
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $55,194
• Composite: 29.52/100
• National rank: #11769
• State rank: #1007 of 1400 in CA

Livability — Oakland

• Score: 71/100
• State rank: #224
• US rank: #7245

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, CA
• County: Alameda County · 1,614,355 people
• City population: 385,993
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 33,840
• Household income: $52,049
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 2404.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 24% Two or more races 14% White 6% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 40% English-only · Spanish 53% Arabic 2% Other Asian/Pacific 2%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.43%
• Current HPI: 523.2253
• Rent YoY: ▲ 6.45%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+750.0% since first listed

23 events — show timeline

• 2026-06-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-16 Listed $850,000 MLSListings
• 2026-06-16 Listed $850,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-12-10 Sold (MLS) $875,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-12-10 Sold (MLS) $875,000 MLSListings
• 2021-12-07 Sold (Public Records) $875,000 Public Records
• 2021-11-05 Pending — MLSListings
• 2021-07-26 Listed $889,000 MLSListings
• 2021-07-26 Listed $889,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-09-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-09-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-09-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-01-30 Sold (MLS) $229,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-01-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-01-11 Listed $229,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-12-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-10-04 Sold (Public Records) $651,500 Public Records
• 2005-10-04 Sold (MLS) $651,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-08-24 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-08-04 Listed $629,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2002-01-14 Sold (Public Records) $395,000 Public Records
• 1980-03-01 Sold (Public Records) $100,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $16,046 · +4.3% YoY. Source: county tax records.