2714 79th Ave · Oakland, CA 94605

$745,000

7 bd · 4.0 ba · 3,100 sqft · MultiFamily public records · 159 Days on market

Built 1925 4,375 sqft lot $240/sqft · 18% below area Est $912k · 18% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great Investment Opportunity with Strong Rent Upside! Well-maintained triplex located on a quiet cul-de-sac surrounded primarily by single-family residences. All units feature separate entrances, offering privacy and strong tenant appeal. The front building is a duplex with Unit A (lower) and Unit B (upper). The rear building is a two-story standalone structure comprising Unit C, complete with a private yard. Each unit includes off-street parking (one space per unit).

Key facts

• Quiet cul-de-sac
• Private yard
• Separate entrances

Tags

• QUIET CUL-DE-SAC
• SEPARATE ENTRANCES
• PRIVATE YARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath multifamily listed at $745k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $745k).
• Recommended offer: $656k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 187 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,510/mo this rent would consume 96% of the median local household income ($106k/yr) (locally 2086% 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 $5k of loan paydown is wiped out by about $22k 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 159 days — a 12% lower offer ($656k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $178k; list at $745k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $655,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.14% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $911,588
• List price: $745,000
• Delta: -18.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6931 Macarthur Blvd	0.53mi	6/4.0 (-1)	3,120 (+1%)	14mo	$825,000	$264	58
6921 Macarthur Blvd	0.54mi	6/4.0 (-1)	3,120 (+1%)	14mo	$825,000	$264	57
2726 73rd Ave	0.35mi	6/4.0 (-1)	2,653 (-14%)	1mo	$490,000	$185	54
1749 84th Ave	0.57mi	8/4.0 (+1)	3,456 (+12%)	8mo	$870,000	$252	43
8836 Dowling St	0.66mi	8/4.0 (+1)	2,900 (-6%)	19mo	$885,000	$305	38
3328 66th Ave	0.74mi	8/4.0 (+1)	3,452 (+11%)	5mo	$825,000	$239	37

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-13,738
• Equity at exit: $111,082

10-year hold

• IRR: 5.3%
• Equity multiple: 1.35×
• Total profit: $73,795
• Equity at exit: $64,414

Cash invested: $208,600 (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 94605

• Rents YoY: 0.7%
• Active inventory: 187
• Price-to-rent: 21.9×

Monthly cashflow live

• Estimated rent: $8,510 high
• Mortgage (P&I): −$3,907
• Tax from tax record: −$515 /mo · $6,182/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,787
• Net cashflow: $1,990

Break-even live

Break-even rent $5,990

Max offer price $745,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,412	-5% $2,201	+0% $1,990	+5% $1,780	+10% $1,569
Rent	-10% $1,318	-5% $1,654	+0% $1,990	+5% $2,327	+10% $2,663
Rate	-1.0pp $2,366	-0.5pp $2,180	base $1,990	+0.5pp $1,797	+1.0pp $1,601

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$8,511
Total (3 units)			$8,510

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $745,000 Active 159 DOM
2. 2026-06-18
   days on market $745,000 Active 156 DOM
3. 2026-06-17
   days on market $745,000 Active 155 DOM
4. 2026-06-16
   days on market $745,000 Active 154 DOM
5. 2026-06-15
   days on market $745,000 Active 153 DOM
6. 2026-06-13
   days on market $745,000 Active 151 DOM
7. 2026-06-13
   days on market $745,000 Active 150 DOM
8. 2026-06-09
   days on market $745,000 Active 147 DOM
9. 2026-06-08
   days on market $745,000 Active 146 DOM
10. 2026-06-07
    days on market $745,000 Active 145 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    days on market $745,000 Active 142 DOM
13. 2026-06-03
    days on market $745,000 Active 141 DOM
14. 2026-06-02
    days on market $745,000 Active 140 DOM
15. 2026-06-01
    days on market $745,000 Active 139 DOM
16. 2026-05-31
    days on market $745,000 Active 138 DOM
17. 2026-01-13
    listed $745,000 Active 472-char remark

    Show marketing remark (472 chars)

    Great Investment Opportunity with Strong Rent Upside! Well-maintained triplex located on a quiet cul-de-sac surrounded primarily by single-family residences. All units feature separate entrances, offering privacy and strong tenant appeal. The front building is a duplex with Unit A (lower) and Unit B (upper). The rear building is a two-story standalone structure comprising Unit C, complete with a private yard. Each unit includes off-street parking (one space per unit).

18. 2025-05-22
    historical
19. 2025-03-05
    price
20. 2025-02-13
    listed Active
21. 2024-09-26
    historical
22. 2024-09-18
    listed Active
23. 2023-11-16
    historical
24. 2023-11-14
    status Active
25. 2023-11-05
    historical
26. 2023-09-29
    status Active
27. 2023-09-27
    status Pending
28. 2023-09-15
    status Pending
29. 2023-08-29
    price
30. 2023-08-25
    listed New
31. 2022-12-31
    historical
32. 2022-11-04
    price
33. 2022-10-10
    listed New
34. 2010-12-28
    soldstatus $177,500 Sold
35. 2010-11-29
    status Pending
36. 2010-11-18
    listed $204,900 New
37. 2003-12-08
    soldstatus $520,000
38. 2003-12-08
    soldstatus $520,000
39. 2003-09-25
    listed $540,000
40. 1995-09-15
    soldstatus $163,000
41. 1991-04-30
    soldstatus $201,000
42. 1987-11-13
    soldstatus $50,000

ⓘ 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: $6,182 · $515/mo
• Projected year-2 tax: $6,182 · $515/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 3/10 Moderate
• 🌡 Heat 4/10 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: $102,120
• − Mortgage interest: −$41,732
• − Property taxes: −$6,182
• − Insurance: −$3,725
• − Repairs & maintenance: −$8,170
• − Management: −$8,170
• − Depreciation: −$21,673
• Taxable income: $12,469
• Est. tax owed @ 24.0%: −$2,993
• After-tax cash flow: $20,893/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): 44,103
• Household income: $106,068
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 2086.0

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 0.73)
• 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%

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

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

+1390.0% since first listed

26 events — show timeline

• 2026-01-13 Listed $745,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-22 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-05 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-13 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-18 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-14 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-05 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-29 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-08-29 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-08-25 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-12-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-11-04 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-10-10 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-28 Sold (MLS) $177,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-11-29 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-11-18 Listed $204,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-12-08 Sold (Public Records) $520,000 Public Records
• 2003-12-08 Sold (MLS) $520,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-09-25 Listed $540,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1995-09-15 Sold (Public Records) $163,000 Public Records
• 1991-04-30 Sold (Public Records) $201,000 Public Records
• 1987-11-13 Sold (Public Records) $50,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $6,182 · +5.0% YoY. Source: county tax records.