1137 Peralta St · Oakland, CA 94607

$599,000

5 bd · 2.0 ba · 2,070 sqft · SingleFamily public records · 20 Days on market

Built 1895 2,730 sqft lot $289/sqft · 35% below area Est $921k · 35% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This substantial West Oakland "Grand Dame" offers the kind of square footage that stops you at the door and a backyard that makes you want to stay. Best described as a move-in ready fixer, this home can be configured as a massive single-family home or as a stately duplex. The upper unit features five bedrooms and two full baths; the lower unit offers two bedrooms and one bath, giving you serious flexibility across both levels. Whether you’re looking to live in one unit and let the other pay your mortgage, add a turnkey asset to your portfolio, or plant roots in one of the Bay’s most culturally rich and rapidly appreciating neighborhoods, this property meets you where you are. The backyard is a rare find in the city, open, usable, and ready for weekend gatherings, container gardens, or simply your morning coffee. located in one of the Bay’s most culturally rich and rapidly appreciating neighborhoods, this property checks all the boxes. West Oakland’s connectivity is unmatched: BART, the Bay Bridge, Emeryville, downtown Oakland, and all major freeways and transit are all within easy reach. Multiple parks and the sunny weather to enjoy them in abounds. Affordably and transparently priced this one won't last long! Open Saturday and Sunday 1pm to 3pm.

Key facts

• Open usable backyard
• Major freeways
• Multiple parks

Tags

• MASSIVE SINGLE FAMILY HOME
• STATELY DUPLEX
• OPEN USABLE BACKYARD
• BART CONNECTIVITY
• MAJOR FREEWAYS
• MULTIPLE PARKS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single family residence (has an ADU); Residential property; Built in 1895
• Construction: Wood siding; Shingle roof; Original construction 1895
• Exterior features: Back yard; Dog run; Fenced; Level lot

Interior

• Kitchen: Stone countertops; ADU includes a kitchen
• Bedrooms: Upper level: 2 bedrooms; Street level: 2 bedrooms
• Flooring: Hardwood throughout; Tile; Carpet
• Bathrooms: 2 total (1 full, 1 partial); ADU has 1 full bath
• Heating & cooling: Has heating
• Interior features: Office; Recreation room with fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $564k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (23.7% below list).
• Recommended offer: $457k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Prescott Elementary (107 students, 92% FRL); West Oakland Middle (178 students, 99% FRL); Mcclymonds High (281 students, 90% FRL) — zoned schools average 94% FRL vs 68% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $4,572/mo this rent would consume 58% of the median local household income ($95k/yr) (locally 2002% 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 $4k of loan paydown is wiped out by about $18k 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 20 days — a 2% lower offer ($590k) 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.
• Current owner paid $157k; list at $599k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $457,168 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1895 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $921,262
• List price: $599,000
• Delta: -34.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 14th St	0.17mi	4/2.5 (-1)	2,079 (+0%)	4mo	$900,000	$433	81
822 Henry St	0.17mi	6/3.0 (+1)	2,136 (+3%)	13mo	$740,000	$346	66
728 Campbell St	0.28mi	5/3.5	2,076 (+0%)	18mo	$755,000	$364	65
1415 9th St	0.24mi	4/2.0 (-1)	1,982 (-4%)	23mo	$920,000	$464	58
1525 Adeline St	0.52mi	4/1.0 (-1)	1,823 (-12%)	8mo	$679,000	$372	40
1135 Linden St	0.61mi	4/2.0 (-1)	1,874 (-10%)	13mo	$855,000	$456	40
2012 Chestnut St	0.72mi	5/4.0	2,322 (+12%)	2mo	$1,150,000	$495	36
1084 18th St	0.67mi	4/2.0 (-1)	1,904 (-8%)	22mo	$530,000	$278	33
1012 Linden St	0.64mi	4/3.0 (-1)	1,791 (-14%)	23mo	$900,000	$503	20
887 Myrtle St	0.74mi	4/3.5 (-1)	1,791 (-14%)	15mo	$845,000	$472	20

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-108,766
• Equity at exit: $89,313

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-107,011
• Equity at exit: $51,791

Cash invested: $167,720 (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 94607

• Rents YoY: 3.2%
• Active inventory: 135
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,572 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$420 /mo · $5,038/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $-199

Break-even live

Break-even rent $4,824

Max offer price $563,842

Occupancy floor 99%

Sensitivity live

Price	-10% $140	-5% $-29	+0% $-199	+5% $-369	+10% $-538
Rent	-10% $-560	-5% $-380	+0% $-199	+5% $-18	+10% $162
Rate	-1.0pp $103	-0.5pp $-47	base $-199	+0.5pp $-354	+1.0pp $-512

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Adeline St Oakland, CA	4.0	3.0	1800	$3,795	$2.11	22d	1	0.48mi
1941 Chestnut St Oakland, CA	6.0	3.5	1906	$5,000	$2.62	4d	1	0.66mi
2712 Adeline St Unit B Oakland, CA	4.0	3.0	1500	$3,800	$2.53	16d	1	0.93mi
1015 Martin Luther King Junior Way Oakland, CA	4.0	2.0	1800	$1,300	$0.72	45d	1	1.04mi
1015 Martin Luther King Junior Way Unit B2 Oakland, CA	4.0	2.0	1800	$1,000	$0.56	45d	1	1.04mi
814 30th St Emeryville, CA	4.0	2.0	2015	$7,000	$3.47	4d	1	1.35mi

Listing history 13 events

1. 2026-06-07
   status $599,000 Pending 20 DOM
2. 2026-06-04
   days on market $599,000 Active 20 DOM
3. 2026-06-03
   days on market $599,000 Active 19 DOM
4. 2026-06-02
   days on market $599,000 Active 18 DOM
5. 2026-06-01
   days on market $599,000 Active 17 DOM
6. 2026-05-31
   days on market $599,000 Active 16 DOM
7. 2026-05-15
   listed $599,000 Active 1300-char remark
8. 2026-05-14
   listed $599,000 Active 1300-char remark

   Show marketing remark (1300 chars)

   This substantial West Oakland "Grand Dame" offers the kind of square footage that stops you at the door and a backyard that makes you want to stay. Best described as a move-in ready fixer, this home can be configured as a massive single-family home or as a stately duplex. The upper unit features five bedrooms and two full baths; the lower unit offers two bedrooms and one bath, giving you serious flexibility across both levels. Whether you’re looking to live in one unit and let the other pay your mortgage, add a turnkey asset to your portfolio, or plant roots in one of the Bay’s most culturally rich and rapidly appreciating neighborhoods, this property meets you where you are. The backyard is a rare find in the city, open, usable, and ready for weekend gatherings, container gardens, or simply your morning coffee. located in one of the Bay’s most culturally rich and rapidly appreciating neighborhoods, this property checks all the boxes. West Oakland’s connectivity is unmatched: BART, the Bay Bridge, Emeryville, downtown Oakland, and all major freeways and transit are all within easy reach. Multiple parks and the sunny weather to enjoy them in abounds. Affordably and transparently priced this one won't last long! Open Saturday and Sunday 1pm to 3pm.

9. 2026-04-17
   historical $599,000 1300-char remark

   Show marketing remark (1300 chars)

   This substantial West Oakland "Grand Dame" offers the kind of square footage that stops you at the door and a backyard that makes you want to stay. Best described as a move-in ready fixer, this home can be configured as a massive single-family home or as a stately duplex. The upper unit features five bedrooms and two full baths; the lower unit offers two bedrooms and one bath, giving you serious flexibility across both levels. Whether you’re looking to live in one unit and let the other pay your mortgage, add a turnkey asset to your portfolio, or plant roots in one of the Bay’s most culturally rich and rapidly appreciating neighborhoods, this property meets you where you are. The backyard is a rare find in the city, open, usable, and ready for weekend gatherings, container gardens, or simply your morning coffee. located in one of the Bay’s most culturally rich and rapidly appreciating neighborhoods, this property checks all the boxes. West Oakland’s connectivity is unmatched: BART, the Bay Bridge, Emeryville, downtown Oakland, and all major freeways and transit are all within easy reach. Multiple parks and the sunny weather to enjoy them in abounds. Affordably and transparently priced this one won't last long! Open Saturday and Sunday 1pm to 3pm.

10. 2000-04-10
    soldstatus $157,000
11. 1995-10-17
    soldstatus $125,000
12. 1995-05-17
    soldstatus $40,000
13. 1991-03-22
    soldstatus $43,000

ⓘ 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: $5,038 · $420/mo
• Projected year-2 tax: $5,038 · $420/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 ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,860
• − Mortgage interest: −$33,553
• − Property taxes: −$5,038
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,389
• − Management: −$4,389
• − Depreciation: −$17,425
• Taxable loss: −$12,929
• Est. tax savings @ 24.0%: +$3,103
• After-tax cash flow: $715/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): 28,804
• Household income: $94,863
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 2002.0

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 0.78)
• Race & ethnicity: Black 29% White 25% Asian 25% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 65% English-only · Chinese 16% Spanish 8% Arabic 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: ▼ -170.49%
• Current HPI: 263.5885
• Rent YoY: ▲ 3.24%
• 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

+1293.0% since first listed

9 events — show timeline

• 2026-06-11 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-04 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-15 Listed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-14 Listed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-17 Coming Soon $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-04-10 Sold (Public Records) $157,000 Public Records
• 1995-10-17 Sold (Public Records) $125,000 Public Records
• 1995-05-17 Sold (Public Records) $40,000 Public Records
• 1991-03-22 Sold (Public Records) $43,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,038 · +4.3% YoY. Source: county tax records.