1086 66th St · Oakland, CA 94608

$1,295,000

12 bd · 8.0 ba · 2,854 sqft · MultiFamily public records · 9 Days on market

Built 1900 4,800 sqft lot Est $1410k · 8% 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 +20.6/30.0
• ARV discount +11.2/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 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: 4 units. confirmed

Listing remarks

Victorian Charm Meets Incredible Income Potential on a Prime Corner Property with Expansive Backyard Lot! Don’t miss this rare opportunity to own a character-filled Victorian 4-unit property offering timeless charm, strong income potential, and exciting future possibilities in a desirable Oakland location. Situated on a prime corner lot with a massive backyard, this light-filled Victorian combines historic character, added privacy, and exceptional development potential. The property features a large vacant 3-bedroom, 2-bath main unit — perfect for an owner-occupant or investor seeking flexibility and immediate upside. The unit mix includes one spacious 3BR/2BA main unit, two 2B

Key facts

• 4,800 sq ft lot
• Built 1900
• Listed 8 days

Property features AI

Exterior

• Parking: 4 total parking spaces; No parking on site
• Utilities: Public water; Public sewer; Master electric meter; Master gas meter
• Home design: Residential income property (quadruplex); Built in 1900; Corner lot; Level lot; Landscaped
• Construction: Stucco and shingle construction
• Exterior features: Front yard; Back yard; Fenced

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 4 total units
• Flooring: Laminate; Linoleum; Partial carpeting; Tile
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 1 bathroom
• Heating & cooling: Wall furnace heating; No air conditioning
• Interior features: Storage areas; Tub with shower over
• Laundry & utility: Washer and Dryer available; Master electric meter; Master gas meter

What this means for you Summary

Snapshot

• This is a 4 × 3.0-bed/2.0-bath units multifamily listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $430/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.22M (5.4% below list).
• Recommended offer: $1.22M (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+3.3%/yr); 149 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $12,247/mo this rent would consume 122% of the median local household income ($120k/yr) (locally 2495% 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 $9k of loan paydown is wiped out by about $39k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $150k; list at $1.29M implies a 763% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,224,700 (5.4% 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 1900 — 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: 0.95% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $1,409,876
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6152 Baker St	0.42mi	11/4.0 (-1)	2,714 (-5%)	24mo	$1,340,000	$494	33
6152 Baker St	0.42mi	11/4.0 (-1)	2,714 (-5%)	24mo	$1,340,000	$494	33

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-97,069
• Equity at exit: $193,089

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $69,685
• Equity at exit: $111,968

Cash invested: $362,600 (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 94608

• Rents YoY: 3.3%
• Active inventory: 149
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $12,247 high
• Mortgage (P&I): −$6,791
• Tax from tax record: −$623 /mo · $7,480/yr
• Insurance: −$540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,572
• Net cashflow: $1,721

Break-even live

Break-even rent $10,068

Max offer price $1,295,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3.0	2	$12,248
Total (4 units)			$12,247

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $1,295,000 Active 9 DOM
2. 2026-06-17
   days on market $1,295,000 Active 8 DOM
3. 2026-06-16
   pricedays on market $1,295,000 Active 7 DOM
4. 2026-06-15
   days on market $1,395,000 Active 6 DOM
5. 2026-06-13
   days on market $1,395,000 Active 4 DOM
6. 2026-06-13
   days on market $1,395,000 Active 3 DOM
7. 2026-06-10
   remarks 687-char remark
8. 2026-06-10
   listed $1,395,000 Active 1 DOM

ⓘ 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: $7,480 · $623/mo
• Projected year-2 tax: $9,842 · $820/mo
• Expected delta: +$2,362/yr (+$197/mo · 31.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% 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: $146,964
• − Mortgage interest: −$72,540
• − Property taxes: −$7,480
• − Insurance: −$6,475
• − Repairs & maintenance: −$11,757
• − Management: −$11,757
• − Depreciation: −$37,673
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $20,826/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): 34,395
• Household income: $120,239
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2495.0

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 39% Black 23% Asian 16% Hispanic / Latino 13% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Spanish 8% Chinese 6% Other Indo-European 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: ▼ -861.08%
• Current HPI: 314.3464
• Rent YoY: ▲ 3.29%
• 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

+830.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $1,395,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-09 Coming Soon $1,395,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1990-11-28 Sold (Public Records) $150,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,480 · +5.2% YoY. Source: county tax records.