1112 E 33rd St · Oakland, CA 94610

$895,000

3 bd · 6.0 ba · 3,337 sqft · MultiFamily public records · 38 Days on market

Built 1923 3,937 sqft lot $268/sqft · 20% below area Est $1119k · 20% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 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 MLS

The property is a 5-unit multifamily property situated in Oakland’s Bella Vista neighborhood. The approximately 3,337 square foot property consists of a front 3-bedroom/1-bath single-family home and four (4) rear studio units, offering a unique mixed-residential configuration with strong in-place income and rental upside. Current rents provide value-add potential, while an on-site office with bath and two separate garages offer additional income opportunities. The property has benefited from significant capital improvements, including a complete electrical upgrade, plumbing upgrades, a new roof on the front house, and a seismic retrofit, reducing near-term capital expenditure needs for a new owner. With attractive architecture, a desirable unit mix, and long-term upside, 1112 E 33rd Street presents a compelling opportunity for investors seeking cash flow and growth in a supply-constrained Oakland submarket.

Key facts

• Seismic retrofit
• Multifamily property
• Plumbing upgrades

Tags

• MULTIFAMILY PROPERTY
• ON-SITE OFFICE
• COMPLETE ELECTRICAL UPGRADE
• PLUMBING UPGRADES
• NEW ROOF
• SEISMIC RETROFIT

What this means for you Summary

Snapshot

• This is a 3-bed/6.0-bath multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $895k).
• Recommended offer: $868k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $10,035/mo this rent would consume 90% of the median local household income ($135k/yr) (locally 1614% 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 38 days — a 3% lower offer ($868k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $182k; list at $895k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $868,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,118,621
• List price: $895,000
• Delta: -19.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1374 E 32nd St	0.17mi	4/4.0 (+1)	2,932 (-12%)	1mo	$720,000	$246	58
2214 E 27th St	0.69mi	4/4.0 (+1)	3,415 (+2%)	12mo	$975,000	$286	41
534 Haddon Rd	0.67mi	4/— (+1)	2,890 (-13%)	23mo	$800,000	$277	22

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-10,531
• Equity at exit: $133,447

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $173,696
• 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 94610

• Rents YoY: 3.3%
• Active inventory: 107
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $10,035 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$803 /mo · $9,635/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,107
• Net cashflow: $2,058

Break-even live

Break-even rent $7,430

Max offer price $895,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,565	-5% $2,312	+0% $2,058	+5% $1,805	+10% $1,552
Rent	-10% $1,266	-5% $1,662	+0% $2,058	+5% $2,455	+10% $2,851
Rate	-1.0pp $2,509	-0.5pp $2,286	base $2,058	+0.5pp $1,826	+1.0pp $1,590

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,373
▸ 4× units	0	1	$7,660
Total (5 units)			$10,035

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Wyngaard Ave Piedmont, CA	4.0	4.0	3370	$8,500	$2.52	16d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $895,000 Active 38 DOM
2. 2026-06-17
   days on market $895,000 Active 37 DOM
3. 2026-06-16
   days on market $895,000 Active 36 DOM
4. 2026-06-15
   days on market $895,000 Active 35 DOM
5. 2026-06-13
   days on market $895,000 Active 33 DOM
6. 2026-06-13
   days on market $895,000 Active 32 DOM
7. 2026-06-09
   days on market $895,000 Active 29 DOM
8. 2026-06-08
   days on market $895,000 Active 28 DOM
9. 2026-06-07
   days on market $895,000 Active 27 DOM
10. 2026-06-04
    days on market $895,000 Active 24 DOM
11. 2026-06-03
    days on market $895,000 Active 23 DOM
12. 2026-06-02
    days on market $895,000 Active 22 DOM
13. 2026-06-01
    days on market $895,000 Active 21 DOM
14. 2026-05-31
    days on market $895,000 Active 20 DOM
15. 2026-05-11
    listed $895,000 Active 926-char remark

    Show marketing remark (926 chars)

    The property is a 5-unit multifamily property situated in Oakland’s Bella Vista neighborhood. The approximately 3,337 square foot property consists of a front 3-bedroom/1-bath single-family home and four (4) rear studio units, offering a unique mixed-residential configuration with strong in-place income and rental upside. Current rents provide value-add potential, while an on-site office with bath and two separate garages offer additional income opportunities. The property has benefited from significant capital improvements, including a complete electrical upgrade, plumbing upgrades, a new roof on the front house, and a seismic retrofit, reducing near-term capital expenditure needs for a new owner. With attractive architecture, a desirable unit mix, and long-term upside, 1112 E 33rd Street presents a compelling opportunity for investors seeking cash flow and growth in a supply-constrained Oakland submarket.

16. 1985-08-02
    soldstatus $182,000

ⓘ 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: $9,635 · $803/mo
• Projected year-2 tax: $9,635 · $803/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: $120,420
• − Mortgage interest: −$50,134
• − Property taxes: −$9,635
• − Insurance: −$4,475
• − Repairs & maintenance: −$9,634
• − Management: −$9,634
• − Depreciation: −$26,036
• Taxable income: $10,872
• Est. tax owed @ 24.0%: −$2,609
• After-tax cash flow: $22,091/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): 32,628
• Household income: $134,507
• Rent vs Own: 62.0% rent · 38.0% own
• Severe rent burden: 1614.0

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 0.69)
• Race & ethnicity: White 50% Asian 17% Black 13% Two or more races 13% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Spanish 7% Chinese 4% Other Asian/Pacific 3%

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: ▼ -1222.50%
• Current HPI: 290.482
• Rent YoY: ▲ 3.34%
• 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

+391.8% since first listed

2 events — show timeline

• 2026-05-11 Listed $895,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1985-08-02 Sold (Public Records) $182,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $9,635 · +5.2% YoY. Source: county tax records.