3464 Champion St · Oakland, CA 94602

$999,999

8 bd · 6.0 ba · 5,060 sqft · MultiFamily public records · 251 Days on market

Built 1956 6,000 sqft lot $198/sqft · 9% below area Est $1100k · 9% under

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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 +21.0/30.0
• ARV discount +11.6/15.0
• DSCR +6.7/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• 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

Qualified investors are extended the opportunity to acquire 3464 Champion Street, located in Oakland, CA. This well-maintained apartment community was built in 1956 and includes 4 one bedroom / one bathroom units and 2 two bedroom one bathroom units with 1 non-conforming studio/storage unit. Recent Capital improvements include completion of the seismic retrofit for the soft story. Each unit is individually metered for gas and electric.

Key facts

• Seismic retrofit
• Individually metered
• 6,000 sq ft lot

Tags

• SEISMIC RETROFIT
• INDIVIDUALLY METERED

What this means for you Summary

Snapshot

• This is a 8-bed/6.0-bath multifamily listed at $1000k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1000k).
• Recommended offer: $880k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $11,328/mo this rent would consume 111% 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 $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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $280k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($880k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $879,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1956 — 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: 1.13% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,100,347
• List price: $999,999
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2849 Delaware St	0.36mi	8/5.0	4,506 (-11%)	14mo	$1,005,000	$223	49
3300 Brookdale Ave	0.62mi	9/— (+1)	5,453 (+8%)	6mo	$1,025,000	$188	48
2924 Carmel St	0.68mi	9/5.0 (+1)	4,530 (-10%)	16mo	$1,775,000	$392	29

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-42,932
• Equity at exit: $149,103

10-year hold

• IRR: 8.6%
• Equity multiple: 1.74×
• Total profit: $206,087
• 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 94602

• Rents YoY: 5.5%
• Active inventory: 111
• Price-to-rent: 36.8×

Monthly cashflow live

• Estimated rent: $11,328 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$1,886 /mo · $22,627/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,379
• Net cashflow: $1,403

Break-even live

Break-even rent $9,552

Max offer price $999,999

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$11,330
Total (5 units)			$11,328

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: —

Listing history 31 events

1. 2026-06-18
   days on market $999,999 Active 251 DOM
2. 2026-06-17
   days on market $999,999 Active 250 DOM
3. 2026-06-16
   days on market $999,999 Active 249 DOM
4. 2026-06-15
   days on market $999,999 Active 248 DOM
5. 2026-06-13
   days on market $999,999 Active 246 DOM
6. 2026-06-13
   days on market $999,999 Active 245 DOM
7. 2026-06-09
   days on market $999,999 Active 242 DOM
8. 2026-06-08
   days on market $999,999 Active 241 DOM
9. 2026-06-07
   days on market $999,999 Active 240 DOM
10. 2026-06-04
    days on market $999,999 Active 237 DOM
11. 2026-06-03
    days on market $999,999 Active 236 DOM
12. 2026-06-02
    days on market $999,999 Active 235 DOM
13. 2026-06-01
    days on market $999,999 Active 234 DOM
14. 2026-05-31
    days on market $999,999 Active 233 DOM
15. 2025-11-15
    status Active 439-char remark

    Show marketing remark (439 chars)

    Qualified investors are extended the opportunity to acquire 3464 Champion Street, located in Oakland, CA. This well-maintained apartment community was built in 1956 and includes 4 one bedroom / one bathroom units and 2 two bedroom one bathroom units with 1 non-conforming studio/storage unit. Recent Capital improvements include completion of the seismic retrofit for the soft story. Each unit is individually metered for gas and electric.

16. 2025-10-29
    historical 439-char remark

    Show marketing remark (439 chars)

    Qualified investors are extended the opportunity to acquire 3464 Champion Street, located in Oakland, CA. This well-maintained apartment community was built in 1956 and includes 4 one bedroom / one bathroom units and 2 two bedroom one bathroom units with 1 non-conforming studio/storage unit. Recent Capital improvements include completion of the seismic retrofit for the soft story. Each unit is individually metered for gas and electric.

17. 2025-09-23
    status Pending 439-char remark

    Show marketing remark (439 chars)

    Qualified investors are extended the opportunity to acquire 3464 Champion Street, located in Oakland, CA. This well-maintained apartment community was built in 1956 and includes 4 one bedroom / one bathroom units and 2 two bedroom one bathroom units with 1 non-conforming studio/storage unit. Recent Capital improvements include completion of the seismic retrofit for the soft story. Each unit is individually metered for gas and electric.

18. 2025-08-19
    listed $999,999 Active 439-char remark

    Show marketing remark (439 chars)

    Qualified investors are extended the opportunity to acquire 3464 Champion Street, located in Oakland, CA. This well-maintained apartment community was built in 1956 and includes 4 one bedroom / one bathroom units and 2 two bedroom one bathroom units with 1 non-conforming studio/storage unit. Recent Capital improvements include completion of the seismic retrofit for the soft story. Each unit is individually metered for gas and electric.

19. 2022-04-02
    historical
20. 2022-02-28
    price $1,595
21. 2016-11-09
    soldstatus $1,130,000
22. 2016-11-09
    soldstatus $1,130,000
23. 2016-11-09
    soldstatus $1,130,000
24. 2016-09-08
    listed $1,199,000
25. 2016-09-08
    listed $1,199,000
26. 2015-07-24
    historical
27. 2015-07-24
    historical
28. 2001-03-13
    soldstatus $450,000
29. 2001-03-01
    soldstatus $450,000
30. 2000-10-17
    historical
31. 2000-08-16
    listed $460,000

ⓘ 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: $22,627 · $1,886/mo
• Projected year-2 tax: $22,627 · $1,886/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: $135,936
• − Mortgage interest: −$56,015
• − Property taxes: −$22,627
• − Insurance: −$5,000
• − Repairs & maintenance: −$10,875
• − Management: −$10,875
• − Depreciation: −$29,091
• Taxable income: $1,453
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $16,485/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): 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

+117.4% since first listed

17 events — show timeline

• 2025-11-15 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-29 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-19 Listed $999,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-04-02 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-02-28 Price Changed $1,595 RENT.
• 2016-11-09 Sold (Public Records) $1,130,000 Public Records
• 2016-11-09 Sold (MLS) $1,130,000 SDMLS
• 2016-11-09 Sold (MLS) $1,130,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-09-08 Listed $1,199,000 SDMLS
• 2016-09-08 Listed $1,199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-07-24 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-07-24 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-03-13 Sold (MLS) $450,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-03-01 Sold (Public Records) $450,000 Public Records
• 2000-10-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-08-16 Listed $460,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+5.2%/yr

Latest (2025): $22,627 · +4.4% YoY. Source: county tax records.