8016 Macarthur Blvd · Oakland, CA 94605

$895,000

None bd · None ba · 4,226 sqft · MultiFamily · 198 Days on market

Built 1938 9,998 sqft lot $212/sqft · 9% below area Est $985k · 9% under

---

Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• 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: 6 units. estimate disagrees with records

Listing remarks MLS

6-unit mixed-use building with excellent current income with a current cap rate of 12.49% and a current GRM of 5.70! The property offers two retail units in the front building and four residential units in the rear building. The property was built in 1938, offers 4,225 square feet of rental space, and sits on an oversized 9,998 square foot lot with a huge backyard and ample parking. The front retail units have two tenants but can be delivered vacant at closing. The rear building offers one 4bd/2bth unit, one 3bd/1bth unit, and two 2bd/1bth units. The backyard is huge and offers the potential for expansion or ADU development. The units are large and offer a variety of upgrades including newer kitchens and bathrooms, double pane windows, a newer roof, newer flooring, and more. The property is easy to manage and is separately metered for PG&E providing for low annual operating expenses. The tenants are nice, cooperative, and easy to manage making this an ideal property for an investor seeking max income or an owner-occupant seeking a variety of options with unbeatable cash flow to offset the mortgage.

Key facts

• Ample parking
• Huge backyard
• Mixed-use building

Tags

• MIXED-USE BUILDING
• TWO RETAIL UNITS
• FOUR RESIDENTIAL UNITS
• HUGE BACKYARD
• AMPLE PARKING
• POTENTIAL FOR EXPANSION

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/?-bath units multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $504/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $895k).
• Recommended offer: $788k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 flat; 186 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $11,660/mo this rent would consume 132% of the median local household income ($106k/yr) (locally 2086% 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 $27k 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 198 days — a 12% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $155k; list at $895k implies a 476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $787,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $985,055
• List price: $895,000
• Delta: -9.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2023 80th Ave	0.45mi	—/—	4,140 (-2%)	7mo	$1,150,000	$278	69
2020 81st Ave	0.46mi	8/5.0	3,868 (-8%)	15mo	$1,130,000	$292	52
8900 Macarthur Blvd	0.58mi	—/3.0	3,810 (-10%)	20mo	$670,000	$176	40

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $20,952
• Equity at exit: $133,447

10-year hold

• IRR: 9.4%
• Equity multiple: 1.65×
• Total profit: $161,693
• Equity at exit: $77,383

Cash invested: $250,600 (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 94605

• Rents YoY: 0.7%
• Active inventory: 186
• Price-to-rent: 38.4×

Monthly cashflow live

• Estimated rent: $11,660 high
• Mortgage (P&I): −$4,693
• Tax est. 1.5%: −$1,119 /mo · $13,425/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,449
• Net cashflow: $3,026

Break-even live

Break-even rent $7,829

Max offer price $895,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$11,658
Total (6 units)			$11,660

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $895,000 Active 198 DOM
2. 2026-06-17
   days on market $895,000 Active 197 DOM
3. 2026-06-16
   days on market $895,000 Active 196 DOM
4. 2026-06-15
   days on market $895,000 Active 195 DOM
5. 2026-06-13
   days on market $895,000 Active 193 DOM
6. 2026-06-13
   days on market $895,000 Active 192 DOM
7. 2026-06-09
   days on market $895,000 Active 189 DOM
8. 2026-06-08
   days on market $895,000 Active 188 DOM
9. 2026-06-07
   days on market $895,000 Active 187 DOM
10. 2026-06-04
    days on market $895,000 Active 184 DOM
11. 2026-06-03
    days on market $895,000 Active 183 DOM
12. 2026-06-02
    days on market $895,000 Active 182 DOM
13. 2026-06-01
    days on market $895,000 Active 181 DOM
14. 2026-05-31
    days on market $895,000 Active 180 DOM
15. 2025-12-02
    listed $895,000 Active 1120-char remark

    Show marketing remark (1120 chars)

    6-unit mixed-use building with excellent current income with a current cap rate of 12.49% and a current GRM of 5.70! The property offers two retail units in the front building and four residential units in the rear building. The property was built in 1938, offers 4,225 square feet of rental space, and sits on an oversized 9,998 square foot lot with a huge backyard and ample parking. The front retail units have two tenants but can be delivered vacant at closing. The rear building offers one 4bd/2bth unit, one 3bd/1bth unit, and two 2bd/1bth units. The backyard is huge and offers the potential for expansion or ADU development. The units are large and offer a variety of upgrades including newer kitchens and bathrooms, double pane windows, a newer roof, newer flooring, and more. The property is easy to manage and is separately metered for PG&E providing for low annual operating expenses. The tenants are nice, cooperative, and easy to manage making this an ideal property for an investor seeking max income or an owner-occupant seeking a variety of options with unbeatable cash flow to offset the mortgage.

16. 2019-01-18
    historical
17. 2019-01-16
    historical
18. 2018-09-01
    historical
19. 2018-08-16
    listed $875,000
20. 2018-08-16
    listed New
21. 2013-03-12
    listed $325,000
22. 1997-12-20
    soldstatus $155,300
23. 1997-11-01
    historical
24. 1997-07-17
    listed $165,000

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

Taxation est. · year 1

• Rental income: $139,920
• − Mortgage interest: −$50,134
• − Property taxes: −$13,425
• − Insurance: −$4,475
• − Repairs & maintenance: −$11,194
• − Management: −$11,194
• − Depreciation: −$26,036
• Taxable income: $23,463
• Est. tax owed @ 24.0%: −$5,631
• After-tax cash flow: $30,684/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): 44,103
• Household income: $106,068
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 2086.0

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 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 17% Two or more races 11% Asian 9%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 70% English-only · Spanish 21% Chinese 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: ▼ -793.09%
• Current HPI: 294.5467
• Rent YoY: ▲ 0.65%
• 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

+442.4% since first listed

10 events — show timeline

• 2025-12-02 Listed $895,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-01-18 Listing Removed — SDMLS
• 2019-01-16 Listing Removed — SDMLS
• 2018-09-01 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-08-16 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-08-16 Listed $875,000 SDMLS
• 2013-03-12 Listed $325,000 SDMLS
• 1997-12-20 Sold (MLS) $155,300 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1997-11-01 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1997-07-17 Listed $165,000 bridgeMLS, Bay East AOR, or Contra Costa AOR