933 41st St · Oakland, CA 94608

$875,000

9 bd · 5.0 ba · 4,050 sqft · MultiFamily public records · 9 Days on market

Built 1964 7,200 sqft lot Est $786k · 11% over

---

Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to 933 41st Street, a standout investment opportunity in North Oakland's highly desirable Longfellow District. This impressive five-unit property offers approximately 4,050 square feet of living space on a generous 7,200 square foot lot, creating a rare combination of scale, functionality, and long-term investment potential. Ideally situated near the borders of Emeryville and Berkeley, the property benefits from convenient access to some of the East Bay's most vibrant shopping, dining, employment, and cultural destinations. Residents enjoy proximity to public transportation, neighborhood cafés, restaurants, local services, parks, churches, and community amenities that continu

Key facts

• Five-unit property
• Generous lot size
• Spacious units

Tags

• FIVE-UNIT PROPERTY
• GENEROUS LOT SIZE
• AMPLE OFF-STREET PARKING
• SPACIOUS UNITS
• FLEXIBLE LIVING ARRANGEMENTS

Property features AI

Finance

• Financial info: Property contains seven rental units (multifamily investment implied)

Exterior

• Parking: Parking lot with a total of 7 parking spaces (allocated across units: 2, 2, 1, 2 shown)
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters; Separate electric and gas meters
• Home design: Multi-unit commercial/residential property (5+ units); Built in 1964
• Construction: Stucco construction; Shingle roof; Built in 1964
• Exterior features: Balcony or patio; Level, paved lot

Interior

• Kitchen: Free-standing range
• Bedrooms: Seven units total: four 2-bedroom units, one 1-bedroom unit, plus remaining units (total units listed as 7)
• Flooring: Linoleum; Partial carpeting
• Bathrooms: Each listed unit includes one bathroom
• Heating & cooling: Wall furnaces (heating only); no air conditioning listed for units
• Interior features: Free-standing range; Coin-operated laundry in common area; Washer/dryer hookups available; Linoleum and partial carpeting
• Laundry & utility: Common coin-operated laundry; Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 9-bed/5.0-bath multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $875k).
• Cap rate 13.0% 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 (+3.3%/yr); 149 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $13,172/mo this rent would consume 131% of the median local household income ($120k/yr) (locally 2495% 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $245k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $875,000

Questions for the listing agent

1. Built in 1964 — 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. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $785,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3850 Market St	0.18mi	9/4.0	3,734 (-8%)	2mo	$725,000	$194	73

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $172,524
• Equity at exit: $130,465

10-year hold

• IRR: 26.1%
• Equity multiple: 3.31×
• Total profit: $565,573
• Equity at exit: $75,654

Cash invested: $245,000 (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 94608

• Rents YoY: 3.3%
• Active inventory: 149
• Price-to-rent: 27.7×

Monthly cashflow live

• Estimated rent: $13,172 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$576 /mo · $6,916/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,766
• Net cashflow: $4,876

Break-even live

Break-even rent $6,999

Max offer price $875,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.5	$13,170
Total (5 units)			$13,172

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $875,000 Active 9 DOM
2. 2026-06-17
   days on market $875,000 Active 8 DOM
3. 2026-06-16
   days on market $875,000 Active 7 DOM
4. 2026-06-15
   days on market $875,000 Active 6 DOM
5. 2026-06-13
   days on market $875,000 Active 4 DOM
6. 2026-06-13
   days on market $875,000 Active 3 DOM
7. 2026-06-10
   remarks 692-char remark
8. 2026-06-10
   listed $875,000 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: $6,916 · $576/mo
• Projected year-2 tax: $6,916 · $576/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 ≥82°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: $158,064
• − Mortgage interest: −$49,014
• − Property taxes: −$6,916
• − Insurance: −$4,375
• − Repairs & maintenance: −$12,645
• − Management: −$12,645
• − Depreciation: −$25,455
• Taxable income: $47,014
• Est. tax owed @ 24.0%: −$11,283
• After-tax cash flow: $47,233/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): 34,395
• Household income: $120,239
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2495.0

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 0.75)
• Race & ethnicity: White 39% Black 23% Asian 16% Hispanic / Latino 13% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Spanish 8% Chinese 6% Other Indo-European 4%

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: ▼ -861.08%
• Current HPI: 314.3464
• Rent YoY: ▲ 3.29%
• 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

1 event — show timeline

• 2026-06-09 Listed $875,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.5%/yr

Latest (2025): $6,916 · +6.0% YoY. Source: county tax records.