1518 7th Ave · Oakland, CA 94606

$429,000

4 bd · 2.0 ba · 1,364 sqft · MultiFamily public records · 25 Days on market

Built 1895 3,815 sqft lot Est $509k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

Key facts

• Close to adams point
• 3,815 sq ft lot
• Built 1895

Tags

• CLOSE TO DOWNTOWN OAKLAND
• CLOSE TO LAKE MERRITT
• CLOSE TO ADAMS POINT
• CLOSE TO MAJOR FREEWAYS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public sewer; Individual electric meter; Individual gas meter
• Home design: Duplex (Residential Income); Built in 1895
• Construction: Wood siding construction
• Exterior features: Front yard; Back yard; Level lot

Interior

• Kitchen:
• Bedrooms: Unit 1 and Unit 2 (bedroom counts not provided)
• Flooring:
• Bathrooms: Unit 1: 1 bath; Unit 2: 1 bath
• Heating & cooling: Natural gas heating
• Interior features: Two-unit layout (duplex)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $429k.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (8.7% below list).
• Recommended offer: $392k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% 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 (+1.9%/yr); 127 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $3,916/mo this rent would consume 65% of the median local household income ($72k/yr) (locally 3757% 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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 25 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $350k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $391,600 (8.7% below list)

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $508,772
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 E 15th St	0.47mi	3/3.0 (-1)	1,422 (+4%)	11mo	$530,000	$373	52

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-69,421
• Equity at exit: $63,965

10-year hold

• IRR: -10.4%
• Equity multiple: 0.40×
• Total profit: $-72,155
• Equity at exit: $37,092

Cash invested: $120,120 (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 94606

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,916 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$595 /mo · $7,145/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $70

Break-even live

Break-even rent $3,828

Max offer price $429,000

Occupancy floor 93%

Sensitivity live

Price	-10% $313	-5% $191	+0% $70	+5% $-52	+10% $-173
Rent	-10% $-240	-5% $-85	+0% $70	+5% $224	+10% $379
Rate	-1.0pp $286	-0.5pp $179	base $70	+0.5pp $-41	+1.0pp $-155

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,916
Total (2 units)			$3,916

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 7th Ave Unit 4 Oakland, CA	3.0	1.0	900	$2,450	$2.72	25d	1	0.20mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	0d	1	0.26mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	25d	1	0.26mi
1515 14th Ave Oakland, CA	3.0	2.0	1176	$2,950	$2.51	45d	1	0.45mi
1200 Lakeshore Ave Oakland, CA	1.0–3.0	1.5–2.5	1332	$10,245	$7.69	0d	11	0.47mi
2203 8th Ave Unit 2 Oakland, CA	4.0	2.0	1300	$3,100	$2.38	6d	1	0.48mi
350 Newton Ave Oakland, CA	3.0	1.0	730	$2,610	$3.58	21d	3	0.56mi
260 Brooklyn Basin Way Oakland, CA	3.0	1.0–2.0	939	$4,554	$4.85	0d	10	0.57mi
37 8th Ave Oakland, CA	3.0	1.0–2.0	963	$4,675	$4.85	0d	16	0.69mi
527 Merritt Ave Oakland, CA	3.0	2.0	1530	$4,800	$3.14	3d	1	0.88mi
529 Merritt Ave Oakland, CA	3.0	2.0	1380	$4,500	$3.26	19d	1	0.88mi
238 13th St Oakland, CA	3.0	1.0–2.0	1039	$4,387	$4.22	0d	10	0.95mi
1100 Webster St Oakland, CA	3.0	1.0–2.0	958	$5,003	$5.22	0d	9	1.09mi
520 Van Buren Ave Oakland, CA	1.0–3.0	1.0–2.0	974	$3,795	$3.89	45d	9	1.13mi
1420 E 33rd St Oakland, CA	3.0	1.0	900	$2,995	$3.33	45d	1	1.20mi
40 Harrison St Oakland, CA	3.0	1.0–2.0	801	$3,836	$4.79	0d	9	1.22mi
2235 Inyo Ave Oakland, CA	3.0	1.0	1100	$2,895	$2.63	5d	1	1.23mi
1518 Clement Ave Alameda, CA	3.0	1.0–3.0	1108	$5,973	$5.39	0d	19	1.30mi
2425 E 21st St Unit 4 Oakland, CA	3.0	2.0	1200	$2,450	$2.04	21d	1	1.31mi
1950 Broadway Oakland, CA	4.0	1.0–2.0	737	$6,907	$9.37	0d	53	1.33mi
100 Grand Ave Oakland, CA	3.0	1.0–2.0	812	$8,644	$10.64	0d	4	1.37mi
482 Jean St Oakland, CA	3.0	2.0	1595	$4,800	$3.01	25d	1	1.38mi
2424 E 24th St Oakland, CA	4.0	1.5	1000	$3,900	$3.90	3d	1	1.39mi
255 MacArthur Blvd Oakland, CA	1.0–3.0	1.0–2.0	837	$3,295	$3.93	45d	4	1.42mi
2600 E 20th St Oakland, CA	3.0	1.0	1135	$2,800	$2.47	25d	1	1.42mi
2016 Telegraph Ave Oakland, CA	3.0	1.0–3.0	1026	$6,749	$6.58	0d	7	1.43mi
500 William St Oakland, CA	3.0	1.0–2.0	1108	$4,654	$4.20	0d	17	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $429,000 Active 25 DOM
2. 2026-06-18
   days on market $429,000 Active 22 DOM
3. 2026-06-17
   days on market $429,000 Active 21 DOM
4. 2026-06-16
   days on market $429,000 Active 20 DOM
5. 2026-06-15
   days on market $429,000 Active 19 DOM
6. 2026-06-13
   days on market $429,000 Active 17 DOM
7. 2026-06-13
   days on market $429,000 Active 16 DOM
8. 2026-06-09
   days on market $429,000 Active 13 DOM
9. 2026-06-08
   days on market $429,000 Active 12 DOM
10. 2026-06-07
    days on market $429,000 Active 11 DOM
11. 2026-06-04
    days on market $429,000 Active 8 DOM
12. 2026-06-03
    days on market $429,000 Active 7 DOM
13. 2026-06-02
    days on market $429,000 Active 6 DOM
14. 2026-06-01
    days on market $429,000 Active 5 DOM
15. 2026-05-31
    days on market $429,000 Active 4 DOM
16. 2026-05-27
    listed $429,000 Active
17. 2022-07-14
    soldstatus $350,000 Sold 912-char remark

    Show marketing remark (912 chars)

    1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

18. 2022-07-14
    soldstatus $969,000

    Show marketing remark (912 chars)

    1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

19. 2022-06-30
    status Pending 912-char remark

    Show marketing remark (912 chars)

    1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

20. 2022-06-17
    status Back On Market 912-char remark

    Show marketing remark (912 chars)

    1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

21. 2022-05-01
    status Pending 912-char remark

    Show marketing remark (912 chars)

    1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

22. 2022-04-08
    listed $400,000 New 912-char remark

    Show marketing remark (912 chars)

    1518 7th Avenue is a 1,364 square foot duplex (2, 1BR/1BA layout) that is offered together with 1524 7th Avenue. Seller prefers to combine the sale of 1518 with 1524. Located in the heart of Oakland’s Clinton neighborhood, this is a property that’s ideally suited for an investor looking to expand their holdings in one of the East Bay’s most interesting neighborhoods—not only is 1518 7th avenue close to Lake Merritt and Adams Point, but it’s less than 10 minutes from Downtown Oakland and 5 minutes from Interstate 880. Such proximity to commercial centers and commuter corridors will make any future vacancies short lived as a steady stream of young professionals are likely to seek occupancy. It is also worth noting that this neighborhood is rich in restaurants, schools, parks and other green spaces making it somewhat of an idyllic option for renters from all walks of life.

ⓘ 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: $7,145 · $595/mo
• Projected year-2 tax: $7,145 · $595/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 3/10 Moderate 7 d/yr ≥84°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,992
• − Mortgage interest: −$24,031
• − Property taxes: −$7,145
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − Depreciation: −$12,480
• Taxable loss: −$6,328
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $2,355/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): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 3757.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Asian 32% Hispanic / Latino 25% White 20% Black 16% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 19% Chinese 14% Vietnamese 7%

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: ▼ -798.52%
• Current HPI: 334.5111
• Rent YoY: ▲ 1.86%
• 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

+7.2% since first listed

7 events — show timeline

• 2026-05-27 Listed $429,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-07-14 Sold (Public Records) $969,000 Public Records
• 2022-07-14 Sold (MLS) $350,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-06-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-06-17 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-05-01 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-08 Listed $400,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+10.7%/yr

Latest (2025): $7,145 · +4.2% YoY. Source: county tax records.