1737 13th Ave · Oakland, CA 94606

$397,500

4 bd · 4.0 ba · 2,743 sqft · MultiFamily public records · 108 Days on market

Built 1878 5,750 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 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

Now vacant! Large and Lovely, this vacant Victorian fourplex has all the trimmings to complete a fabulous restoration. Sitting pretty above the street on a large lot, there are four large units. This intricate Victorian includes front and back porches, a large front, side and a shaded back yard with mature trees. Property may have an attic as well - REO bank owned, go and explore the possibilities! Sold at auction via Hubzu.

Key facts

• Attic
• Victorian fourplex
• Mature trees

Tags

• VICTORIAN FOURPLEX
• FRONT AND BACK PORCHES
• LARGE FRONT SIDE AND BACK YARD
• MATURE TREES
• ATTIC

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/?-bath units multifamily listed at $398k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $817/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $398k).
• Recommended offer: $362k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 (+1.9%/yr); 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $7,613/mo this rent would consume 126% of the median local household income ($72k/yr) (locally 3757% 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 $3k of loan paydown is wiped out by about $12k 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 + 1.9% rent growth), your $111k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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 $195k; list at $398k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $361,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1878 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.92% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.23%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $924,391
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 9th Ave	0.27mi	4/4.0	2,603 (-5%)	22mo	$980,000	$376	60
1914 22nd Ave	0.61mi	3/4.0 (-1)	2,738 (-0%)	8mo	$735,000	$268	60
2600-2602 8th Ave	0.63mi	4/2.0	2,724 (-1%)	11mo	$905,000	$332	52
1430 7th Ave	0.43mi	3/— (-1)	2,914 (+6%)	15mo	$1,100,000	$377	52
1812 15th Ave	0.11mi	4/3.0	2,336 (-15%)	22mo	$799,000	$342	48
269 Athol Ave	0.69mi	4/4.0	2,840 (+4%)	22mo	$900,000	$317	43
219 Foothill Blvd	0.72mi	4/4.0	3,114 (+14%)	12mo	$1,050,000	$337	34

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: 29.5%
• Equity multiple: 2.21×
• Total profit: $135,160
• Equity at exit: $59,269

10-year hold

• IRR: 36.2%
• Equity multiple: 4.16×
• Total profit: $351,486
• Equity at exit: $34,369

Cash invested: $111,300 (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 94606

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $7,613 high
• Mortgage (P&I): −$2,085
• Tax est. 1.5%: −$497 /mo · $5,962/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,599
• Net cashflow: $3,267

Break-even live

Break-even rent $3,477

Max offer price $397,500

Occupancy floor 52%

Sensitivity live

Price	-10% $3,542	-5% $3,405	+0% $3,267	+5% $3,130	+10% $2,993
Rent	-10% $2,666	-5% $2,967	+0% $3,267	+5% $3,568	+10% $3,869
Rate	-1.0pp $3,467	-0.5pp $3,368	base $3,267	+0.5pp $3,164	+1.0pp $3,059

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	—	$7,612
Total (4 units)			$7,613

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: $99,375
• Closing costs: $11,925
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	44d	1	0.96mi
621 Calmar Ave Oakland, CA	3.0	2.0	2024	$5,529	$2.73	44d	1	1.33mi

Listing history 15 events

1. 2025-10-16
   status Pending
2. 2025-07-14
   historical Active Under Contract
3. 2025-06-30
   listed $397,500 Active
4. 2025-04-08
   historical
5. 2025-02-12
   listed Active
6. 2025-02-12
   historical
7. 2024-12-30
   listed $754,500 Active
8. 2024-07-17
   historical
9. 2024-04-18
   listed $754,500 Active
10. 2024-04-01
    historical
11. 2023-04-02
    price $754,500
12. 2023-03-03
    price $794,200
13. 2023-02-02
    price $835,900
14. 2023-01-04
    listed $879,800 Active
15. 2002-10-31
    soldstatus $195,454

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

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 ≥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: $91,356
• − Mortgage interest: −$22,266
• − Property taxes: −$5,962
• − Insurance: −$1,988
• − Repairs & maintenance: −$7,308
• − Management: −$7,308
• − Depreciation: −$11,564
• Taxable income: $34,959
• Est. tax owed @ 24.0%: −$8,390
• After-tax cash flow: $30,817/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): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 3757.0

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 0.77)
• 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%

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

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

+103.4% since first listed

15 events — show timeline

• 2025-10-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-14 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-30 Listed $397,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-08 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-12 Listing Removed — CRMLS
• 2025-02-12 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-12-30 Listed $754,500 CRMLS
• 2024-07-17 Listing Removed — CRMLS
• 2024-04-18 Listed $754,500 CRMLS
• 2024-04-01 Listing Removed — CRMLS
• 2023-04-02 Price Changed $754,500 CRMLS
• 2023-03-03 Price Changed $794,200 CRMLS
• 2023-02-02 Price Changed $835,900 CRMLS
• 2023-01-04 Listed $879,800 CRMLS
• 2002-10-31 Sold (Public Records) $195,454 Public Records

Property tax history

+16.3%/yr

Latest (2025): $55,728 · +230.0% YoY. Source: county tax records.