3683 Maybelle Ave · Oakland, CA 94619

$849,000

8 bd · 4.0 ba · 4,188 sqft · MultiFamily public records · 7 Days on market

Built 1966 5,301 sqft lot Est $846k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.6/10.0
• ARV discount +7.3/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• 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

3683 Maybelle Ave presents a compelling opportunity to acquire a well-located 4-unit residential income property in Oakland's established Laurel District area. According to public records, the property consists of a 1966-built fourplex totaling approximately 4,188 sq ft and featuring an attractive unit mix of three 2BR/1BA units and one 3BR/1BA unit. The generous unit sizes may be larger than many competing multifamily properties in the area and have historically supported stable long-term occupancy. The property has been owned by the same family for many years and most units remain in largely original condition, creating future value-add potential through modernization as units eventually

Key facts

• Easy access to parks
• 5,301 sq ft lot
• 4 garage spots

Tags

• FOUR CAR GARAGE PARKING
• SEPARATE UNIT ENTRANCES
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO MILLS COLLEGE

Property features AI

Finance

• Financial info: Four rental units total; four units currently leased; Four units rented month-to-month; Occupied mix: three 2-bedroom units and one 3-bedroom unit; Four independent parking/guest spaces
• HOA & community: No association fee

Exterior

• Parking: Garage parking; Four garage/parking spaces
• Utilities: City utilities; Public water; Public sewer (sewer connected)
• Home design: Residential income property (quadruplex); Contemporary style; Two levels; Entry level information not provided; Facing direction not provided
• Construction: Built in 1966; Wood construction; Composition roof; Concrete perimeter foundation
• Exterior features: Regular-shaped lot

Interior

• Bedrooms: Nine bedrooms total; Units configured as Apartments (four units: A, B, B, D)
• Heating & cooling: Wall furnaces; No cooling
• Interior features: Wall furnace heating; No central air conditioning
• Laundry & utility: Coin-operated common laundry

What this means for you Summary

Snapshot

• This is a 3×2.0bd/1.0ba + 1×3.0bd/1.0ba units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $591/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $849k).
• Cap rate 9.6% 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: 90 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $10,700/mo this rent would consume 99% of the median local household income ($130k/yr) (locally 1071% 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 $6k of loan paydown is wiped out by about $25k 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 + 3.0% rent growth), your $238k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $250k; list at $849k implies a 240% gain — meaningful room to come down on a strong offer.

Recommended offer $849,000

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 1966 — 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: 1.26% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $845,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3639 Patterson Ave	0.22mi	9/5.0 (+1)	4,010 (-4%)	7mo	$950,000	$237	68
3619 Brown Ave	0.28mi	9/5.0 (+1)	3,722 (-11%)	20mo	$750,000	$202	43
3360 Suter St	0.66mi	9/4.0 (+1)	3,677 (-12%)	16mo	$660,000	$179	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $13,309
• Equity at exit: $126,589

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $206,702
• Equity at exit: $73,406

Cash invested: $237,720 (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 94619

• Active inventory: 90
• Price-to-rent: 27.0×

Monthly cashflow live

• Estimated rent: $10,700 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$1,283 /mo · $15,392/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,247
• Net cashflow: $2,364

Break-even live

Break-even rent $7,707

Max offer price $849,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2.0	1	$7,866
1× unit	3.0	1	$2,834
Total (4 units)			$10,700

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $849,000 Active 7 DOM
2. 2026-06-17
   days on market $849,000 Active 6 DOM
3. 2026-06-16
   days on market $849,000 Active 5 DOM
4. 2026-06-15
   days on market $849,000 Active 4 DOM
5. 2026-06-13
   days on market $849,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $849,000 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: $15,392 · $1,283/mo
• Projected year-2 tax: $15,392 · $1,283/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $128,400
• − Mortgage interest: −$47,557
• − Property taxes: −$15,392
• − Insurance: −$4,245
• − Repairs & maintenance: −$10,272
• − Management: −$10,272
• − Depreciation: −$24,698
• Taxable income: $15,964
• Est. tax owed @ 24.0%: −$3,831
• After-tax cash flow: $24,541/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): 26,831
• Household income: $129,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1071.0

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: White 32% Hispanic / Latino 23% Black 19% Asian 17% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% Chinese 8% Other Indo-European 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: ▼ -835.69%
• Current HPI: 259.7097
• Rent YoY: —
• 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

+239.6% since first listed

2 events — show timeline

• 2026-06-11 Listed $849,000 San Francisco MLS
• 1986-06-10 Sold (Public Records) $250,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $15,392 · +53.1% YoY. Source: county tax records.