3558 Maple Ave · Oakland, CA 94602

$1,499,000

None bd · None ba · 5,127 sqft · MultiFamily · 86 Days on market

Built 1919 Fair condition 7,112 sqft lot $292/sqft · 44% above area Est $1043k · 44% over ↓ 6% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• 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: 8 units. confirmed

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 MLS

Prime mixed-use investment opportunity in the heart of the Dimond District of Oakland. This well-positioned 8-unit property generates approximately $115,000 in annual income and offers a diverse unit mix, including three studio apartments, two 2 bed/1 bath units, one 3 bed/1 bath apartment, a detached 3 bed/1 bath house, and a restaurant space providing strong commercial exposure. Situated in a vibrant, high-traffic corridor, the property benefits from steady residential demand and established local businesses. The varied unit mix creates multiple income streams and long-term upside potential through rental growth and potential repositioning. Ideal for investors seeking a stable asset in a sought-after neighborhood with a strong community feel, walkability, and convenient access to shops, dining, and transportation. A rare opportunity to own a versatile, income-producing asset in one of Oakland’s most desirable districts.

Key facts

• 7,112 sq ft lot
• Built 1919
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 2×2bd/1ba + 2×3bd/1ba units multifamily listed at $1.50M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $420/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.50M).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 fast (+5.5%/yr); 111 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $17,364/mo this rent would consume 170% of the median local household income ($122k/yr) (locally 1018% 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 $10k of loan paydown is wiped out by about $45k 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 + 5.5% rent growth), your $420k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,409,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,042,595
• List price: $1,499,000
• Delta: 43.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2849 Delaware St	0.22mi	8/5.0	4,506 (-12%)	14mo	$1,005,000	$223	58
3300 Brookdale Ave	0.58mi	9/—	5,453 (+6%)	6mo	$1,025,000	$188	57
3700 Lincoln Ave	0.48mi	31/16.0	5,610 (+9%)	11mo	$985,000	$176	52
2924 Carmel St	0.33mi	9/5.0	4,530 (-12%)	16mo	$1,775,000	$392	52
3675 39th Ave	0.65mi	—/—	5,340 (+4%)	15mo	$1,250,000	$234	50

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 · 5.5% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $16,019
• Equity at exit: $223,506

10-year hold

• IRR: 13.0%
• Equity multiple: 2.15×
• Total profit: $483,796
• Equity at exit: $129,606

Cash invested: $419,720 (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 94602

• Rents YoY: 5.5%
• Active inventory: 111
• Price-to-rent: 60.5×

Monthly cashflow live

• Estimated rent: $17,364 high
• Mortgage (P&I): −$7,861
• Tax est. 1.5%: −$1,874 /mo · $22,485/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,646
• Net cashflow: $3,358

Break-even live

Break-even rent $13,113

Max offer price $1,499,000

Occupancy floor 76%

Sensitivity live

Price	-10% $4,394	-5% $3,876	+0% $3,358	+5% $2,840	+10% $2,322
Rent	-10% $1,987	-5% $2,672	+0% $3,358	+5% $4,044	+10% $4,730
Rate	-1.0pp $4,113	-0.5pp $3,740	base $3,358	+0.5pp $2,970	+1.0pp $2,575

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$6,195
▸ 2× units	2	1	$4,346
▸ 2× units	3	1	$4,798
1× unit	0	0	$2,024
Total (8 units)			$17,364

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,499,000 Active 86 DOM
2. 2026-06-17
   days on market $1,499,000 Active 85 DOM
3. 2026-06-16
   days on market $1,499,000 Active 84 DOM
4. 2026-06-15
   days on market $1,499,000 Active 83 DOM
5. 2026-06-13
   days on market $1,499,000 Active 81 DOM
6. 2026-06-13
   days on market $1,499,000 Active 80 DOM
7. 2026-06-09
   days on market $1,499,000 Active 77 DOM
8. 2026-06-08
   days on market $1,499,000 Active 76 DOM
9. 2026-06-07
   days on market $1,499,000 Active 75 DOM
10. 2026-06-04
    days on market $1,499,000 Active 72 DOM
11. 2026-06-03
    days on market $1,499,000 Active 71 DOM
12. 2026-06-02
    days on market $1,499,000 Active 70 DOM
13. 2026-06-01
    days on market $1,499,000 Active 69 DOM
14. 2026-05-31
    days on market $1,499,000 Active 68 DOM
15. 2026-05-13
    price $1,499,000 943-char remark

    Show marketing remark (943 chars)

    Prime mixed-use investment opportunity in the heart of the Dimond District of Oakland. This well-positioned 8-unit property generates approximately $115,000 in annual income and offers a diverse unit mix, including three studio apartments, two 2 bed/1 bath units, one 3 bed/1 bath apartment, a detached 3 bed/1 bath house, and a restaurant space providing strong commercial exposure. Situated in a vibrant, high-traffic corridor, the property benefits from steady residential demand and established local businesses. The varied unit mix creates multiple income streams and long-term upside potential through rental growth and potential repositioning. Ideal for investors seeking a stable asset in a sought-after neighborhood with a strong community feel, walkability, and convenient access to shops, dining, and transportation. A rare opportunity to own a versatile, income-producing asset in one of Oakland’s most desirable districts.

16. 2026-03-24
    listed $1,598,000 Active 943-char remark

    Show marketing remark (943 chars)

    Prime mixed-use investment opportunity in the heart of the Dimond District of Oakland. This well-positioned 8-unit property generates approximately $115,000 in annual income and offers a diverse unit mix, including three studio apartments, two 2 bed/1 bath units, one 3 bed/1 bath apartment, a detached 3 bed/1 bath house, and a restaurant space providing strong commercial exposure. Situated in a vibrant, high-traffic corridor, the property benefits from steady residential demand and established local businesses. The varied unit mix creates multiple income streams and long-term upside potential through rental growth and potential repositioning. Ideal for investors seeking a stable asset in a sought-after neighborhood with a strong community feel, walkability, and convenient access to shops, dining, and transportation. A rare opportunity to own a versatile, income-producing asset in one of Oakland’s most desirable districts.

ⓘ 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: $208,368
• − Mortgage interest: −$83,967
• − Property taxes: −$22,485
• − Insurance: −$7,495
• − Repairs & maintenance: −$16,669
• − Management: −$16,669
• − Depreciation: −$43,607
• Taxable income: $17,475
• Est. tax owed @ 24.0%: −$4,194
• After-tax cash flow: $36,106/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include painting, updating interior walls, and replacing worn carpet. The property has a diverse unit mix and generates steady income, making it a solid investment opportunity.

Repairs flagged

• Minor Kitchen cabinets — Cabinets appear slightly worn
• Minor Bathroom fixtures — Fixtures appear slightly worn
• Moderate Exterior siding — Siding appears weathered
• Moderate Carpeted stairs — Carpet appears worn
• Moderate Paint — Paint appears chipped and worn

Value-add opportunities

• Both Paint and update interior walls — Fresh paint and updated walls can improve both resale and rental value
• Both Replace worn carpet — New carpet can improve both resale and rental value
• Both Clean and organize kitchen and bathrooms — A clean and organized space can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets appear slightly worn	Minor	$500–3,000
Bathroom fixtures · Fixtures appear slightly worn	Minor	$500–3,000
Exterior siding · Siding appears weathered	Moderate	$3,000–15,000
Carpeted stairs · Carpet appears worn	Moderate	$3,000–15,000
Paint · Paint appears chipped and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both Paint and update interior walls — Fresh paint and updated walls can improve both resale and rental value ↑
• Both Replace worn carpet — New carpet can improve both resale and rental value ↑
• Both Clean and organize kitchen and bathrooms — A clean and organized space can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,759
• Household income: $122,263
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1018.0

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 41% Hispanic / Latino 20% Asian 16% Black 15% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% Chinese 8% 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: ▼ -1108.77%
• Current HPI: 275.7267
• Rent YoY: ▲ 5.50%
• 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

-6.2% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $1,499,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-24 Listed $1,598,000 bridgeMLS, Bay East AOR, or Contra Costa AOR