8016 Macarthur Blvd · Oakland, CA 94605

$895,000

None bd · None ba · 4,226 sqft · MultiFamily · 249 Days on market

Built 1938 Good condition 9,998 sqft lot $212/sqft · 11% below area Est $1.01M · 11% under

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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 +29.9/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• 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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $552/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 10.7% 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: 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.
• Zoned schools: Melrose Leadership Academy (656 students, 47% FRL); Frick United Academy of Language Middle (334 students, 98% FRL); Castlemont High (680 students, 98% FRL).
• Market conditions: Rents flat; 257 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $251k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 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 249 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: 1.34% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,010,034
• List price: $895,000
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2023 80th Ave	0.45mi	—/—	4,140 (-2%)	9mo	$1,150,000	$278	68
2020 81st Ave	0.46mi	8/5.0	3,868 (-8%)	16mo	$1,130,000	$292	51
6928 Fresno St	0.86mi	9/4.0	3,820 (-10%)	4mo	$880,000	$230	46
9326 Bancroft Ave	0.85mi	—/—	4,432 (+5%)	13mo	$1,250,000	$282	46
8900 Macarthur Blvd	0.58mi	—/3.0	3,810 (-10%)	21mo	$670,000	$176	39
1749 84th Ave	0.67mi	8/4.0	3,456 (-18%)	9mo	$870,000	$252	36
3328 66th Ave	0.88mi	8/4.0	3,452 (-18%)	7mo	$825,000	$239	34
9318 Olive St	0.91mi	8/4.0	3,506 (-17%)	8mo	$682,000	$195	34
7123 Holly St	1.03mi	12/6.0	4,920 (+16%)	13mo	$850,000	$173	29
8079 Greenridge Dr	0.95mi	8/4.0	3,460 (-18%)	14mo	$1,240,000	$358	28
8054 Greenridge Dr	0.90mi	—/—	3,584 (-15%)	20mo	$1,025,000	$286	24

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: 4.1%
• Equity multiple: 1.15×
• Total profit: $38,191
• Equity at exit: $133,447

10-year hold

• IRR: 11.2%
• Equity multiple: 1.79×
• Total profit: $196,739
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $989,500 ($288/sqft)
• Median days on market: 125 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94605

• Rents YoY: 0.7%
• Active inventory: 257
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $12,019 high
• Mortgage (P&I): −$4,693
• Tax est. 1.5%: −$1,119 /mo · $13,425/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,524
• Net cashflow: $3,310

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$12,018
Total (6 units)			$12,019

Break-even live

Break-even rent $7,829

Max offer price $895,000

Occupancy floor 67%

Sensitivity live

Price	-10% $3,928	-5% $3,619	+0% $3,310	+5% $3,001	+10% $2,691
Rent	-10% $2,360	-5% $2,835	+0% $3,310	+5% $3,785	+10% $4,259
Rate	-1.0pp $3,761	-0.5pp $3,538	base $3,310	+0.5pp $3,078	+1.0pp $2,842

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8290 MacArthur Blvd Apt D Oakland, CA	3.0	2.0	—	$2,600	—	65d	1	0.12mi
7878 Ney Ave Unit 1/2 Oakland, CA	2.0	1.0	—	$2,100	—	22d	1	0.17mi
8109 Hillside St Oakland, CA	3.0	1.0	1182	$3,300	$2.79	93d	1	0.23mi
3210 82nd Ave Oakland, CA	3.0	2.0	1462	$4,300	$2.94	69d	1	0.25mi
7957 Michigan Ave Oakland, CA	3.0	2.5	2000	$4,950	$2.48	31d	1	0.26mi
8394 Ney Ave Unit B Oakland, CA	1.0	1.0	600	$2,000	$3.33	93d	1	0.26mi
8394 Ney Ave Oakland, CA	2.0	1.0	1113	$3,000	$2.70	93d	1	0.26mi
2678 79th Ave Unit B Oakland, CA	2.0	1.0	1000	$2,500	$2.50	93d	1	0.28mi
8522 MacArthur Blvd Apt A Oakland, CA	3.0	1.0	900	$2,200	$2.44	93d	1	0.31mi
2326 84th Ave Oakland, CA	2.0	1.0	1000	$1,795	$1.79	24d	1	0.34mi
8600 MacArthur Blvd Apt C Oakland, CA	3.0	1.0	1200	$2,600	$2.17	93d	1	0.35mi
8634 MacArthur Blvd Oakland, CA	2.0	1.0	900	$2,100	$2.33	18d	1	0.40mi
8656 MacArthur Blvd Unit 19 Oakland, CA	1.0	1.0	600	$1,950	$3.25	93d	1	0.42mi
8656 MacArthur Blvd Unit 12 Oakland, CA	1.0	1.0	500	$1,208	$2.42	64d	1	0.42mi
8656 MacArthur Blvd Apt 8 Oakland, CA	1.0	1.0	500	$1,208	$2.42	93d	1	0.42mi
8521 Dowling St Oakland, CA	2.0	1.0	880	$2,575	$2.93	51d	1	0.43mi
8521 Dowling St Oakland, CA	2.0	1.0	880	$2,200	$2.50	18d	1	0.43mi
8653 Thermal St Oakland, CA	1.0	1.0	800	$2,200	$2.75	93d	1	0.43mi
7724 Crest Ave Oakland, CA	3.0	1.0	1500	$3,300	$2.20	93d	1	0.45mi
7911 Bancroft Ave Oakland, CA	2.0	1.0	900	$2,500	$2.78	93d	1	0.45mi
2028 81st Ave Oakland, CA	1.0	1.0	850	$1,600	$1.88	93d	1	0.47mi
2015 82nd Ave Unit 2 Oakland, CA	2.0	1.0	600	$2,350	$3.92	64d	1	0.49mi
2015 82nd Ave Oakland, CA	2.0	1.0	600	$2,350	$3.92	52d	1	0.49mi
2638 75th Ave #4 Oakland, CA	1.0	1.0	—	$1,750	—	93d	1	0.49mi
2341 88th Ave Unit 2341 Oakland, CA	1.0	1.0	700	$1,595	$2.28	93d	1	0.53mi
2339 88th Ave Unit 2339 Oakland, CA	1.0	1.0	700	$1,595	$2.28	93d	1	0.53mi
2684 73rd Ave Unit 02 Oakland, CA	1.0	1.0	629	$1,850	$2.94	60d	1	0.54mi
2684 73rd Ave Unit 02 Oakland, CA	1.0	1.0	629	$1,850	$2.94	42d	1	0.54mi
7615 Bancroft Ave Apt 2 Oakland, CA	1.0	1.0	—	$1,500	—	93d	1	0.55mi
7615 Bancroft Ave Unit 4 Oakland, CA	1.0	1.0	—	$1,600	—	93d	1	0.55mi
7511 Bancroft Ave Unit 7517 Oakland, CA	3.0	2.0	—	$3,724	—	30d	1	0.59mi
1933 84th Ave Oakland, CA	2.0	1.0	—	$2,195	—	61d	1	0.61mi
1933 84th Ave Oakland, CA	3.0	1.0	—	$2,395	—	41d	1	0.61mi
1933 84th Ave Oakland, CA	2.0	1.0	750	$2,095	$2.79	40d	1	0.61mi
1933 84th Ave Unit C Oakland, CA	2.0	1.0	750	$2,095	$2.79	64d	1	0.61mi
2028 Auseon Ave Oakland, CA	2.0	1.0	610	$2,600	$4.26	41d	1	0.61mi
7036 MacArthur Blvd Unit 10 Oakland, CA	1.0	1.0	564	$1,595	$2.83	93d	1	0.63mi
7036 MacArthur Blvd Oakland, CA	1.0	1.0	501	$1,650	$3.29	9d	1	0.64mi
1964 86th Ave #1 Oakland, CA	3.0	1.0	—	$2,995	—	42d	1	0.64mi
8330 Birch St Unit C Oakland, CA	3.0	1.0	1000	$2,200	$2.20	54d	1	0.64mi

Listing history 50 events

1. 2026-08-08
   days on market $895,000 Active 249 DOM
2. 2026-08-06
   days on market $895,000 Active 247 DOM
3. 2026-08-05
   days on market $895,000 Active 246 DOM
4. 2026-08-04
   days on market $895,000 Active 245 DOM
5. 2026-08-03
   days on market $895,000 Active 244 DOM
6. 2026-07-31
   days on market $895,000 Active 241 DOM
7. 2026-07-30
   days on market $895,000 Active 240 DOM
8. 2026-07-30
   days on market $895,000 Active 239 DOM
9. 2026-07-28
   days on market $895,000 Active 238 DOM
10. 2026-07-26
    days on market $895,000 Active 236 DOM
11. 2026-07-24
    days on market $895,000 Active 234 DOM
12. 2026-07-23
    days on market $895,000 Active 233 DOM
13. 2026-07-22
    days on market $895,000 Active 232 DOM
14. 2026-07-21
    days on market $895,000 Active 231 DOM
15. 2026-07-20
    days on market $895,000 Active 230 DOM
16. 2026-07-18
    days on market $895,000 Active 228 DOM
17. 2026-07-18
    days on market $895,000 Active 227 DOM
18. 2026-07-16
    days on market $895,000 Active 226 DOM
19. 2026-07-15
    days on market $895,000 Active 225 DOM
20. 2026-07-14
    days on market $895,000 Active 224 DOM
21. 2026-07-13
    days on market $895,000 Active 223 DOM
22. 2026-07-13
    days on market $895,000 Active 222 DOM
23. 2026-07-11
    days on market $895,000 Active 221 DOM
24. 2026-07-10
    days on market $895,000 Active 220 DOM
25. 2026-07-09
    days on market $895,000 Active 219 DOM
26. 2026-07-07
    days on market $895,000 Active 217 DOM
27. 2026-07-06
    days on market $895,000 Active 216 DOM
28. 2026-07-06
    days on market $895,000 Active 215 DOM
29. 2026-07-05
    days on market $895,000 Active 214 DOM
30. 2026-07-03
    days on market $895,000 Active 213 DOM
31. 2026-07-02
    days on market $895,000 Active 212 DOM
32. 2026-07-01
    days on market $895,000 Active 211 DOM
33. 2026-06-30
    days on market $895,000 Active 210 DOM
34. 2026-06-29
    days on market $895,000 Active 209 DOM
35. 2026-06-28
    days on market $895,000 Active 208 DOM
36. 2026-06-27
    days on market $895,000 Active 207 DOM
37. 2026-06-26
    days on market $895,000 Active 206 DOM
38. 2026-06-24
    days on market $895,000 Active 204 DOM
39. 2026-06-22
    days on market $895,000 Active 202 DOM
40. 2026-06-21
    days on market $895,000 Active 201 DOM
41. 2026-06-18
    days on market $895,000 Active 198 DOM
42. 2026-06-17
    days on market $895,000 Active 197 DOM
43. 2026-06-16
    days on market $895,000 Active 196 DOM
44. 2026-06-15
    days on market $895,000 Active 195 DOM
45. 2026-06-13
    days on market $895,000 Active 193 DOM
46. 2026-06-13
    days on market $895,000 Active 192 DOM
47. 2026-06-09
    days on market $895,000 Active 189 DOM
48. 2026-06-08
    days on market $895,000 Active 188 DOM
49. 2026-06-07
    days on market $895,000 Active 187 DOM
50. 2026-06-04
    days on market $895,000 Active 184 DOM

ⓘ 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: $144,228
• − Mortgage interest: −$50,134
• − Property taxes: −$13,425
• − Insurance: −$4,475
• − Repairs & maintenance: −$11,538
• − Management: −$11,538
• − Depreciation: −$26,036
• Taxable income: $27,081
• Est. tax owed @ 24.0%: −$6,499
• After-tax cash flow: $33,219/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $21,130–$63,390 screening

The property is in good condition with minimal repairs needed. Painting the exterior and improving landscaping can further enhance its value.

Components & finishes AI

Flooring tile Counters granite Appliances white

Value-add opportunities

• Both Painting the exterior walls — Fresh paint can enhance the curb appeal and increase the property's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the property's curb appeal and attract more tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Melrose Leadership Academy Middle Frick United Academy Of Language Middle High Castlemont High

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

B Composite livability gradescore 71/100

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 · 1,928,884 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: 13% of renters

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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%

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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%

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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

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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