260 Brooklyn Basin Way #471 · Oakland, CA 94606

$292,900

1 bd · 1.0 ba · 550 sqft · Condo · 48 Days on market

Built 2023 Good condition Garage $533/sqft · at area comps Est $306k · at est. $535/mo HOA · 23% of rent

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Why this score? — see what drove the F 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 +9.5/15.0
• Cash flow +4.9/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience the momentum at Caspian Brooklyn Basin, currently the fastest selling new condominium community in Oakland. This stunning JR 1-bedroom residence with a separate sleeping area, closet, and sliding door offers approximately 550 sq. ft. of thoughtfully designed living along Oakland’s dynamic waterfront. Buyer demand has been strong, creating a limited opportunity to own in one of the Bay Area’s most exciting new residential communities.

Key facts

• Quartz countertops
• Fitness center
• Modern cabinetry

Tags

• SEPARATE SLEEPING AREA
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• MODERN CABINETRY
• IN-UNIT WASHER AND DRYER
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $293k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (19.8% below list).
• Recommended offer: $191k (34.8% below list) — sets the bar for cash-flow.
• Cap rate 3.4% 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: Franklin Elementary (496 students, 94% FRL); Westlake Middle (314 students, 87% FRL); Oakland High (1,531 students, 88% FRL) — zoned schools average 89% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• This rent runs 39% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 48 days — a 3% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $191,109 (34.8% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.29%
• DSCR: 0.54
• GRM: 10.4

CMA / ARV

• ARV (median comp): $306,305
• List price: $292,900
• Delta: -4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Brooklyn Basin Way #464	0.00mi	1/1.0	550 (0%)	0mo	$289,900	$527	100
260 Brooklyn Basin Way #452	0.00mi	1/1.0	550 (0%)	2mo	$280,900	$511	99
260 Brooklyn Basin Way #525	0.00mi	1/1.0	550 (0%)	2mo	$297,900	$542	98
260 Brooklyn Basin Way #460	0.00mi	1/1.0	621 (+13%)	1mo	$329,900	$531	78
260 Brooklyn Basin Way #540	0.00mi	1/1.0	621 (+13%)	1mo	$299,000	$481	77
260 Brooklyn Basin Way #424	0.00mi	1/1.0	621 (+13%)	2mo	$324,900	$523	77
260 Brooklyn Basin Way #411	0.00mi	1/1.0	621 (+13%)	2mo	$334,900	$539	77
260 Brooklyn Basin Way #409	0.00mi	1/1.0	621 (+13%)	2mo	$319,900	$515	77
3 Embarcadero #338	0.58mi	1/1.0	476 (-14%)	1mo	$240,000	$504	50
5 Embarcadero St W #120	0.61mi	1/1.0	668 (+22%)	1mo	$285,000	$427	46
1 Lakeside Dr #1608	1.07mi	1/1.0	641 (+16%)	2mo	$339,000	$529	38
917 Central Ave	1.36mi	2/1.0 (+1)	632 (+15%)	0mo	$648,000	$1,025	35

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -36.4%
• Equity multiple: -0.15×
• Total profit: $-94,566
• Equity at exit: $43,672

10-year hold

• IRR: -61.1%
• Equity multiple: -0.82×
• Total profit: $-149,243
• Equity at exit: $25,325

Cash invested: $82,012 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $316,450 ($493/sqft)
• Median days on market: 81 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94606

• Rents YoY: 1.9%
• Active inventory: 194
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,536
• Tax est. 1.5%: −$366 /mo · $4,394/yr
• Insurance: −$122
• HOA: −$535
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-703

Break-even live

Break-even rent $3,239

Max offer price $191,109

Occupancy floor —

Sensitivity live

Price	-10% $-501	-5% $-602	+0% $-703	+5% $-805	+10% $-906
Rent	-10% $-889	-5% $-796	+0% $-703	+5% $-611	+10% $-518
Rate	-1.0pp $-556	-0.5pp $-629	base $-703	+0.5pp $-779	+1.0pp $-857

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: $73,225
• Closing costs: $8,787
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Brooklyn Basin Way Oakland, CA	2.0	1.0–2.0	915	$3,300	$3.61	0d	17	0.02mi
219 9th Ave Oakland, CA	1.0–2.0	1.0–2.0	930	$2,627	$2.82	0d	13	0.11mi
255 9th Ave Oakland, CA	2.0	1.0–2.0	826	$3,618	$4.38	0d	13	0.12mi
37 8th Ave Oakland, CA	2.0	1.0–2.0	1004	$3,952	$3.93	0d	9	0.12mi
937 International Blvd Oakland, CA	2.0	1.0	726	$1,795	$2.47	139d	1	0.48mi
1130 3rd Ave Oakland, CA	1.0–2.0	1.0	775	$2,359	$3.04	0d	11	0.48mi
507 International Blvd Unit 509 Oakland, CA	1.0	1.0	718	$1,750	$2.44	63d	1	0.50mi
507 International Blvd Unit 507 Oakland, CA	1.0	1.0	670	$1,800	$2.69	139d	1	0.50mi
5 Embarcadero W #215 Oakland, CA	1.0	1.0	668	$2,300	$3.44	120d	1	0.55mi
5 Embarcadero W #215 Oakland, CA	1.0	1.0	668	$2,300	$3.44	139d	1	0.55mi
848 E 15th St Unit B Oakland, CA	1.0	1.0	608	$1,825	$3.00	139d	1	0.56mi
1214 13th Ave Oakland, CA	1.0	1.0	550	$1,695	$3.08	67d	1	0.56mi
1523 8th Ave Unit F Oakland, CA	2.0	1.0	650	$1,850	$2.85	120d	1	0.58mi
1537 8th Ave Apt A Oakland, CA	2.0	1.0	650	$1,895	$2.92	46d	1	0.59mi
1537 8th Ave Apt A Oakland, CA	2.0	1.0	650	$1,850	$2.85	80d	1	0.59mi
1537 8th Ave Unit B Oakland, CA	2.0	1.0	650	$1,850	$2.85	120d	1	0.59mi
414 E 15th St Oakland, CA	—	1.0	378	$1,875	$4.96	2d	1	0.61mi
414 E 15th St Oakland, CA	—	1.0	377	$1,695	$4.50	139d	1	0.61mi
1506 4th Ave Unit 7 Oakland, CA	2.0	1.0	750	$1,950	$2.60	139d	1	0.62mi
315 E 15th St Unit 315 Oakland, CA	2.0	1.0	650	$2,195	$3.38	120d	1	0.62mi
1605 8th Ave Apt 106 Oakland, CA	2.0	1.0	640	$2,000	$3.12	87d	1	0.63mi
646 Foothill Blvd Unit 103 Oakland, CA	1.0	1.0	390	$1,650	$4.23	33d	1	0.63mi
720 Foothill Blvd Oakland, CA	2.0	1.0	750	$2,200	$2.93	117d	1	0.64mi
448 Foothill Blvd Oakland, CA	1.0	1.0	675	$1,895	$2.81	120d	1	0.66mi
412 Madison St Oakland, CA	1.0–2.0	1.0	663	$2,589	$3.90	0d	14	0.67mi
180 3rd St Oakland, CA	3.0	1.0–2.0	1051	$4,148	$3.95	0d	18	0.70mi
71 10th St Oakland, CA	—	1.0	400	$1,495	$3.74	0d	2	0.70mi
1715 9th Ave Unit C Oakland, CA	1.0	1.0	671	$1,800	$2.68	139d	1	0.71mi
100 E 15th St Oakland, CA	1.0	1.0	600	$2,000	$3.33	18d	1	0.72mi
1726 7th Ave Unit 1726 Oakland, CA	1.0	1.0	700	$2,105	$3.01	6d	1	0.72mi
232 Foothill Blvd Unit 2 Oakland, CA	2.0	1.0	700	$2,400	$3.43	139d	1	0.72mi
434 E 17th St Unit 305 Oakland, CA	1.0	1.0	600	$1,745	$2.91	94d	1	0.73mi
1732 6th Ave Unit 7 Oakland, CA	1.0	1.0	640	$1,850	$2.89	24d	1	0.74mi
615 E 18th St Unit 4 Oakland, CA	1.0	1.0	700	$1,995	$2.85	76d	1	0.75mi
425 E 18th St Oakland, CA	—	1.0	434	$1,870	$4.31	5d	1	0.76mi
425 E 18th St Oakland, CA	1.0	1.0	432	$1,681	$3.89	97d	4	0.76mi
1720 12th Ave Oakland, CA	1.0–2.0	1.0	800	$2,095	$2.62	0d	3	0.77mi
240 3rd St Oakland, CA	1.0–2.0	1.0–2.0	932	$2,319	$2.49	0d	6	0.79mi
1821 6th Ave Apt 305 Oakland, CA	1.0	1.0	750	$1,950	$2.60	139d	1	0.79mi
1518 Clement Ave Alameda, CA	3.0	1.0–3.0	1108	$3,781	$3.41	0d	15	0.80mi

Property features AI

Finance

• HOA & community: Monthly HOA fee ($535)Community amenities include clubhouse, fitness center, roof deck, spa/hot tub, BBQ area, game room, laundry, picnic areaHOA fee covers reserves, trash, common heating, management fee, common hot water, common area maintenance, grounds maintenance, exterior maintenance

Exterior

• Parking: Attached garage with unassigned parking spaces
• Utilities: Public waterPublic sewerElectric with solar (other solar)
• Home design: Residential condominiumNew construction (2023)
• Construction: Built in 2023
• Exterior features: Corner lot

Interior

• Kitchen: DishwasherElectric range / cooktopRefrigeratorUpdated kitchen
• Bedrooms: 2 total rooms (includes living and bedroom spaces)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingHeat pump coolingNo separate air conditioning
• Interior features: ConversionElevator accessUpdated kitchenWindow coverings
• Laundry & utility: In-unit washer and dryer

HOA detail $535/mo · $6,420/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-29
   days on market $292,900 Active 48 DOM
2. 2026-06-28
   days on market $292,900 Active 47 DOM
3. 2026-06-27
   days on market $292,900 Active 46 DOM
4. 2026-06-26
   days on market $292,900 Active 45 DOM
5. 2026-06-24
   days on market $292,900 Active 43 DOM
6. 2026-06-22
   days on market $292,900 Active 41 DOM
7. 2026-06-21
   days on market $292,900 Active 40 DOM
8. 2026-06-18
   days on market $292,900 Active 37 DOM
9. 2026-06-17
   days on market $292,900 Active 36 DOM
10. 2026-06-16
    days on market $292,900 Active 35 DOM
11. 2026-06-15
    days on market $292,900 Active 34 DOM
12. 2026-06-13
    days on market $292,900 Active 32 DOM
13. 2026-06-13
    days on market $292,900 Active 31 DOM
14. 2026-06-09
    days on market $292,900 Active 28 DOM
15. 2026-06-08
    days on market $292,900 Active 27 DOM
16. 2026-06-07
    days on market $292,900 Active 26 DOM
17. 2026-06-04
    days on market $292,900 Active 23 DOM
18. 2026-06-03
    days on market $292,900 Active 22 DOM
19. 2026-06-02
    days on market $292,900 Active 21 DOM
20. 2026-06-01
    days on market $292,900 Active 20 DOM
21. 2026-05-31
    days on market $292,900 Active 19 DOM
22. 2026-05-12
    listed $292,900 Active 1702-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,188
• − Mortgage interest: −$16,407
• − Property taxes: −$4,394
• − Insurance: −$1,464
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$6,420
• − Depreciation: −$8,521
• Taxable loss: −$13,528
• Est. tax savings @ 24.0%: +$3,247
• After-tax cash flow: $-5,195/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab Est. rehab $2,750–$8,250 screening

This modern, well-maintained 1-bedroom unit in Caspian Brooklyn Basin is move-in ready and offers a great value with its contemporary finishes and open-concept layout.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Both furniture — upgrading furniture can refresh the space and attract more buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Franklin Elementary Middle Westlake Middle High Oakland High

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

B Composite livability gradescore 71/100

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 · 1,928,884 people
• City population: 385,993
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Asian 32% Hispanic / Latino 25% White 20% Black 16% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 19% Chinese 14% Vietnamese 7%

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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: ▼ -798.52%
• Current HPI: 334.5111
• Rent YoY: ▲ 1.86%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• HOA & community: Monthly HOA fee ($535)Community amenities include clubhouse, fitness center, roof deck, spa/hot tub, BBQ area, game room, laundry, picnic areaHOA fee covers reserves, trash, common heating, management fee, common hot water, common area maintenance, grounds maintenance, exterior maintenance

Exterior

• Parking: Attached garage with unassigned parking spaces
• Utilities: Public waterPublic sewerElectric with solar (other solar)
• Home design: Residential condominiumNew construction (2023)
• Construction: Built in 2023
• Exterior features: Corner lot

Interior

• Kitchen: DishwasherElectric range / cooktopRefrigeratorUpdated kitchen
• Bedrooms: 2 total rooms (includes living and bedroom spaces)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingHeat pump coolingNo separate air conditioning
• Interior features: ConversionElevator accessUpdated kitchenWindow coverings
• Laundry & utility: In-unit washer and dryer

Price history

1 event — show timeline

• 2026-05-12 Listed $292,900 bridgeMLS, Bay East AOR, or Contra Costa AOR