5116 Bancroft Ave · Oakland, CA 94601

$475,000

None bd · 5.0 ba · 2,050 sqft · MultiFamily public records · 159 Days on market

Built 1949 4,800 sqft lot $232/sqft · 23% below area Est $620k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 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: 5 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

**Contractor's Special** 5116 Bancroft presents an efficient opportunity to acquire a fully vacant five-unit studio property in a well-connected Oakland location with steady rental demand. Built in 1945, the building totals approximately 2,050 square feet and sits on a 4,800-square-foot lot. All five units are studio layouts, and the property features a gated entry for residents. With its compact footprint, functional unit mix, and close proximity to major transit corridors, 5116 Bancroft offers a straightforward path for operational improvement and long-term value creation.

Key facts

• Gated entry
• 4,800 sq ft lot
• Built 1949

Tags

• GATED ENTRY
• FIVE-UNIT STUDIO PROPERTY

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $531/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $7,910/mo this rent would consume 131% 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 $3k of loan paydown is wiped out by about $14k 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 + 3.9% rent growth), your $133k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $222k; list at $475k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $418,000 (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. 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. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.67% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.94%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

• ARV (median comp): $620,415
• List price: $475,000
• Delta: -23.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 47th Ave	0.23mi	—/—	2,029 (-1%)	13mo	$638,000	$314	77
4422 Ygnacio Ave	0.38mi	4/4.0	1,911 (-7%)	0mo	$550,000	$288	67
5431 Bancroft Ave	0.27mi	6/4.0	2,039 (-0%)	22mo	$750,000	$368	64
1433 50th Ave	0.24mi	5/3.0	2,226 (+9%)	6mo	$565,000	$254	62
1507 48th Ave	0.25mi	9/4.0	2,308 (+13%)	5mo	$750,000	$325	60
5823 Walnut St	0.74mi	—/—	2,130 (+4%)	21mo	$365,000	$171	42
5909 Harmon Ave	0.59mi	5/3.0	2,127 (+4%)	21mo	$655,000	$308	40
5821 E 17th St	0.51mi	—/2.0	1,791 (-13%)	8mo	$535,000	$299	36
5834 Elizabeth St	0.61mi	6/2.0	2,120 (+3%)	22mo	$680,000	$321	36
1304 62nd Ave	0.72mi	4/2.0	1,834 (-10%)	2mo	$521,930	$285	35
6123 Bromley Ave	0.65mi	4/2.0	1,852 (-10%)	10mo	$645,000	$348	33
2416 Seminary Ave	0.69mi	4/2.0	2,280 (+11%)	14mo	$700,000	$307	25

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: 18.2%
• Equity multiple: 1.75×
• Total profit: $99,474
• Equity at exit: $70,824

10-year hold

• IRR: 27.3%
• Equity multiple: 3.52×
• Total profit: $335,343
• Equity at exit: $41,069

Cash invested: $133,000 (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: 25.0×

Monthly cashflow live

• Estimated rent: $7,910 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$907 /mo · $10,881/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,661
• Net cashflow: $2,653

Break-even live

Break-even rent $4,551

Max offer price $475,000

Occupancy floor 61%

Sensitivity live

Price	-10% $2,922	-5% $2,788	+0% $2,653	+5% $2,519	+10% $2,384
Rent	-10% $2,028	-5% $2,341	+0% $2,653	+5% $2,966	+10% $3,278
Rate	-1.0pp $2,892	-0.5pp $2,774	base $2,653	+0.5pp $2,530	+1.0pp $2,405

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$7,910
Total (5 units)			$7,910

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5701 International Blvd Oakland, CA	1.0	1.0	1115	$2,300	$2.06	4d	2	0.48mi
5549 Foothill Blvd Unit 5549-J Oakland, CA	1.0	1.0	1554	$2,095	$1.35	44d	1	0.57mi
5307 Hillen Dr Oakland, CA	3.0	2.0	1831	$3,895	$2.13	6d	1	0.64mi
3909 Wattling St Oakland, CA	3.0	3.5	1541	$3,500	$2.27	44d	1	0.89mi
2869 38th Ave Oakland, CA	2.0	1.0	2224	$1,950	$0.88	25d	1	1.04mi
3337 64th Avenue Pl Oakland, CA	3.0	2.0	1410	$3,800	$2.70	12d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $475,000 Active 159 DOM
2. 2026-06-18
   days on market $475,000 Active 156 DOM
3. 2026-06-17
   days on market $475,000 Active 155 DOM
4. 2026-06-16
   days on market $475,000 Active 154 DOM
5. 2026-06-15
   days on market $475,000 Active 153 DOM
6. 2026-06-13
   days on market $475,000 Active 151 DOM
7. 2026-06-13
   days on market $475,000 Active 150 DOM
8. 2026-06-09
   days on market $475,000 Active 147 DOM
9. 2026-06-08
   days on market $475,000 Active 146 DOM
10. 2026-06-07
    days on market $475,000 Active 145 DOM
11. 2026-06-04
    days on market $475,000 Active 142 DOM
12. 2026-06-03
    days on market $475,000 Active 141 DOM
13. 2026-06-02
    days on market $475,000 Active 140 DOM
14. 2026-06-01
    days on market $475,000 Active 139 DOM
15. 2026-05-31
    days on market $475,000 Active 138 DOM
16. 2026-01-13
    listed $475,000 Active 581-char remark

    Show marketing remark (581 chars)

    **Contractor's Special** 5116 Bancroft presents an efficient opportunity to acquire a fully vacant five-unit studio property in a well-connected Oakland location with steady rental demand. Built in 1945, the building totals approximately 2,050 square feet and sits on a 4,800-square-foot lot. All five units are studio layouts, and the property features a gated entry for residents. With its compact footprint, functional unit mix, and close proximity to major transit corridors, 5116 Bancroft offers a straightforward path for operational improvement and long-term value creation.

17. 2005-03-17
    soldstatus $222,000
18. 2002-08-01
    soldstatus $160,500
19. 1988-07-20
    soldstatus $95,500
20. 1979-10-26
    soldstatus $30,500

ⓘ 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: $10,881 · $907/mo
• Projected year-2 tax: $10,881 · $907/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 4/10 Moderate 7 d/yr ≥83°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: $94,920
• − Mortgage interest: −$26,607
• − Property taxes: −$10,881
• − Insurance: −$2,375
• − Repairs & maintenance: −$7,594
• − Management: −$7,594
• − Depreciation: −$13,818
• Taxable income: $26,051
• Est. tax owed @ 24.0%: −$6,252
• After-tax cash flow: $25,587/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

+1457.4% since first listed

5 events — show timeline

• 2026-01-13 Listed $475,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-03-17 Sold (Public Records) $222,000 Public Records
• 2002-08-01 Sold (Public Records) $160,500 Public Records
• 1988-07-20 Sold (Public Records) $95,500 Public Records
• 1979-10-26 Sold (Public Records) $30,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $10,881 · +5.0% YoY. Source: county tax records.