1927 82nd Ave · Oakland, CA 94621

$675,000

7 bd · 4.0 ba · 3,384 sqft · MultiFamily public records · 21 Days on market

Built 1961 5,000 sqft lot Est $638k · 6% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• ARV discount +4.9/15.0
• Rent growth +4.1/5.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

8% CAP. Three units, three long-term tenants, $6,343 in monthly rents and a 7.58% cap rate that's nearly impossible to find in today's Bay Area market. This well-maintained triplex in East Oakland's Arroyo Viejo neighborhood delivers $76,110 in gross annual income with a documented NOI of $52,684. The unit mix one 3BR/2BA and two 2BR/1BA features updated kitchens and baths, individual garage parking for each unit, and a gated entry. Minutes to Fruitvale and Coliseum BART, I-880, and I-580. Sewer lateral compliant and cash flowing from day one.

Key facts

• Updated baths
• Minutes to bart
• Updated kitchens

Tags

• UPDATED KITCHENS
• UPDATED BATHS
• INDIVIDUAL GARAGE PARKING
• GATED ENTRY
• MINUTES TO BART

Property features AI

Finance

• Financial info: Income property with three leased units
• HOA & community: No association fee

Exterior

• Parking: Three parking spaces (see remarks for details)
• Home design: Triplex (residential income); Built in 1961
• Construction: Year built 1961
• Exterior features: Lot approximately 0.1148 acre (about 5,001 sq ft); No special lot features listed

Interior

• Bedrooms: Six total bedrooms; Unit 1: Two bedrooms; Unit 2: Two bedrooms; Unit 3: Two bedrooms
• Bathrooms: Three full bathrooms; Unit 1: One bathroom; Unit 2: One bathroom; Unit 3: Two bathrooms
• Interior features: Residential income property configured as a triplex; Three units total, none furnished; Three units currently leased

What this means for you Summary

Snapshot

• This is a 3 × 3.0-bed/2.0-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $675k).
• Recommended offer: $665k (1.5% 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 fast (+6.5%/yr); 83 active listings in the ZIP; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,261/mo this rent would consume 190% of the median local household income ($52k/yr) (locally 2404% 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 $20k 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 + 6.5% rent growth), your $189k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($665k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $664,875 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (median comp): $637,927
• List price: $675,000
• Delta: 5.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1749 84th Ave	0.15mi	8/4.0 (+1)	3,456 (+2%)	8mo	$870,000	$252	78
1920 69th Ave	0.71mi	6/4.0 (-1)	3,276 (-3%)	4mo	$728,125	$222	53
9318 Olive St	0.69mi	8/4.0 (+1)	3,506 (+4%)	6mo	$682,000	$195	52
2020 81st Ave	0.10mi	8/5.0 (+1)	3,868 (+14%)	15mo	$1,130,000	$292	50
2336 92nd Ave	0.67mi	8/4.0 (+1)	3,346 (-1%)	15mo	$750,000	$224	49
2324 92nd Ave	0.66mi	8/4.0 (+1)	3,346 (-1%)	18mo	$855,000	$256	47
8836 Dowling St	0.54mi	8/4.0 (+1)	2,900 (-14%)	19mo	$885,000	$305	30

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $19,768
• Equity at exit: $100,645

10-year hold

• IRR: 15.4%
• Equity multiple: 2.46×
• Total profit: $276,875
• Equity at exit: $58,362

Cash invested: $189,000 (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 94621

• Rents YoY: 6.5%
• Active inventory: 83
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $8,261 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$1,148 /mo · $13,778/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,735
• Net cashflow: $1,557

Break-even live

Break-even rent $6,290

Max offer price $675,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3.0	2	$8,262
Total (3 units)			$8,261

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-05-19
   price $675,000 552-char remark
2. 2026-05-18
   status Active 552-char remark
3. 2026-05-13
   price $640,000 552-char remark
4. 2026-05-03
   listed $695,000 Active 552-char remark
5. 2026-02-23
   historical
6. 2026-01-27
   listed Active
7. 2026-01-17
   historical
8. 2026-01-10
   price
9. 2025-12-20
   price
10. 2025-12-10
    price
11. 2025-11-24
    listed Active
12. 2025-10-23
    historical
13. 2025-10-02
    price
14. 2025-10-01
    price
15. 2025-09-03
    price
16. 2025-08-28
    price
17. 2025-08-21
    status Active
18. 2025-08-21
    price
19. 2025-08-01
    historical
20. 2025-07-31
    price
21. 2025-07-28
    price
22. 2025-07-21
    status Active
23. 2025-07-20
    historical Active Under Contract
24. 2025-07-07
    listed Active
25. 2025-06-25
    historical
26. 2025-06-11
    price
27. 2025-04-16
    price
28. 2025-04-15
    listed Active
29. 2020-03-13
    soldstatus $750,000 Sold
30. 2020-03-13
    soldstatus $750,000
31. 2020-02-22
    status Pending
32. 2020-02-11
    listed $724,000 New
33. 2012-05-07
    soldstatus $290,000 Sold
34. 2012-05-07
    soldstatus $290,000 Sold
35. 2012-05-07
    soldstatus $290,000
36. 2012-03-28
    historical Contingent
37. 2012-03-28
    historical Contingent
38. 2012-03-03
    status Back On Market
39. 2012-03-03
    status Back On Market
40. 2012-01-27
    status Pending - Show for Backups
41. 2012-01-27
    status Pending - Show for Backups
42. 2012-01-20
    listed $299,000 New
43. 2012-01-20
    listed $299,000 New
44. 2011-04-27
    soldstatus $255,000 Sold
45. 2011-04-27
    soldstatus $255,000
46. 2011-03-25
    status Pending - Show for Backups
47. 2011-03-07
    listed $325,000 New
48. 2010-10-28
    soldstatus $175,000
49. 1983-12-06
    soldstatus $125,000

ⓘ 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: $13,778 · $1,148/mo
• Projected year-2 tax: $13,778 · $1,148/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $99,132
• − Mortgage interest: −$37,810
• − Property taxes: −$13,778
• − Insurance: −$3,375
• − Repairs & maintenance: −$7,931
• − Management: −$7,931
• − Depreciation: −$19,636
• Taxable income: $8,671
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $16,603/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): 33,840
• Household income: $52,049
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 2404.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 24% Two or more races 14% White 6% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 40% English-only · Spanish 53% Arabic 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: ▼ -346.43%
• Current HPI: 523.2253
• Rent YoY: ▲ 6.45%
• 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

+440.0% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $675,000 San Francisco MLS
• 2026-05-18 Relisted — San Francisco MLS
• 2026-05-13 Price Changed $640,000 San Francisco MLS
• 2026-05-03 Listed $695,000 San Francisco MLS
• 2020-03-13 Sold (Public Records) $750,000 Public Records
• 2012-05-07 Sold (Public Records) $290,000 Public Records
• 2011-04-27 Sold (Public Records) $255,000 Public Records
• 2010-10-28 Sold (Public Records) $175,000 Public Records
• 1983-12-06 Sold (Public Records) $125,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $13,778 · +4.1% YoY. Source: county tax records.