1832 Fruitvale Ave · Oakland, CA 94601

$999,999

5 bd · 6.0 ba · 3,107 sqft · MultiFamily public records · 12 Days on market

Built 1910 6,370 sqft lot Est $802k · 25% over

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Why this score? — see what drove the F 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).

• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Cash flow +0.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• 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

Qualified investors are extended the opportunity to acquire 1832 Fruitvale Avenue, located in Oakland's Fruitvale neighborhood. This well-maintained apartment community was built in 1910 and consists of two buildings on one lot. The property boasts one 2-bedroom / 1 bath single-family home and 7 studio units. 1832 Fruitvale Avenue allows both local and regional investors the opportunity to acquire an investment in a popular market with strong growth potential of both income stream and investment value.

Key facts

• 6,370 sq ft lot
• Built 1910
• Listed 11 days

Property features AI

Finance

• Financial info: 8 total units

Exterior

• Parking: Parking lot with 5 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Commercial residential multi-unit (5+ units); Lowrise (1–3 floors); Built in 1910
• Construction: Shingle construction material; Shingle roof
• Exterior features: Rectangular lot

Interior

• Bedrooms: Unit 1 has 2 bedrooms
• Flooring: Carpet
• Bathrooms: Unit 1 has 1 bathroom; Unit 2 has 1 bathroom
• Heating & cooling: Natural gas heating; Wall furnace
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath multifamily listed at $1000k.

Deal economics

• At list price, monthly cash flow is $-4k ($-52k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (67.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (65.9% below list).
• Recommended offer: $324k (67.6% below list) — sets the bar for cash-flow.
• Cap rate 1.1% vs local median 2.4% in Oakland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.9%/yr); 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $3,406/mo this rent would consume 56% of the median local household income ($72k/yr) (locally 3603% 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 $7k of loan paydown is wiped out by about $30k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $570k; list at $1000k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $324,067 (67.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.34% ✗
• Cap rate: 1.11%
• Cash-on-cash: -18.51%
• DSCR: 0.18
• GRM: 24.5

CMA / ARV

• ARV (on-the-fly): $801,606
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 E 19 th	0.08mi	5/3.0	3,514 (+13%)	4mo	$675,000	$192	59
2510 E 21st St	0.38mi	6/4.0 (+1)	2,640 (-15%)	3mo	$680,000	$258	42

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -52.9%
• Equity multiple: -0.55×
• Total profit: $-433,993
• Equity at exit: $149,103

10-year hold

• IRR: —
• Equity multiple: -1.57×
• Total profit: $-718,882
• Equity at exit: $86,462

Cash invested: $280,000 (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 94601

• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $3,406 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$1,350 /mo · $16,203/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-4,320

Break-even live

Break-even rent $8,875

Max offer price $324,067

Occupancy floor —

Sensitivity live

Price	-10% $-3,754	-5% $-4,037	+0% $-4,320	+5% $-4,603	+10% $-4,886
Rent	-10% $-4,589	-5% $-4,455	+0% $-4,320	+5% $-4,185	+10% $-4,051
Rate	-1.0pp $-3,816	-0.5pp $-4,066	base $-4,320	+0.5pp $-4,579	+1.0pp $-4,843

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	44d	1	0.48mi

Listing history 9 events

1. 2026-06-21
   days on market $999,999 Active 12 DOM
2. 2026-06-18
   days on market $999,999 Active 9 DOM
3. 2026-06-17
   days on market $999,999 Active 8 DOM
4. 2026-06-16
   days on market $999,999 Active 7 DOM
5. 2026-06-15
   days on market $999,999 Active 6 DOM
6. 2026-06-13
   days on market $999,999 Active 4 DOM
7. 2026-06-13
   days on market $999,999 Active 3 DOM
8. 2026-06-10
   remarks 507-char remark
9. 2026-06-10
   listed $999,999 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: $16,203 · $1,350/mo
• Projected year-2 tax: $16,203 · $1,350/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 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,877
• − Mortgage interest: −$56,015
• − Property taxes: −$16,203
• − Insurance: −$5,000
• − Repairs & maintenance: −$3,270
• − Management: −$3,270
• − Depreciation: −$29,091
• Taxable loss: −$71,973
• Est. tax savings @ 24.0%: +$17,273
• After-tax cash flow: $-34,566/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): 53,259
• Household income: $72,359
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3603.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% Black 13% White 11% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 46% Chinese 5% Vietnamese 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: ▼ -1045.52%
• Current HPI: 347.3256
• Rent YoY: ▲ 3.89%
• 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

+1594.9% since first listed

16 events — show timeline

• 2026-06-09 Listed $999,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-04 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-17 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-22 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-06-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-11-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-08-28 Sold (MLS) $569,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-08-19 Sold (Public Records) $571,000 Public Records
• 2014-05-31 Listed $569,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-08-01 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-02-21 Sold (Public Records) $470,000 Public Records
• 1980-07-01 Sold (Public Records) $59,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $16,203 · +5.2% YoY. Source: county tax records.