3104 14th Ave · Oakland, CA 94602

$5,779,000

8 bd · 10.0 ba · 5,869 sqft · MultiFamily public records · 100 Days on market

Built 1949 4,800 sqft lot $985/sqft · 318% above area Est $6650k · 13% 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 +18.5/30.0
• ARV discount +13.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This very nostalgic 2 story property is located at 3104-3112 & 3130 14th Ave in Oakland California. It has 32,382 rentable square feet, with 29 large apartments. The property was built in 1949, with a concrete perimeter foundation, exterior walls are wood, and the roof is composition shingle. There is laundry on site. 80% of the units have been renovated. All units have separate gas, electric meters and individual hot water heaters minimizing the owner’s expenses. There is 20% upside in the current rents. With 20% upside in rents, this building allows the next owner to increase returns and leverage investment in the hot Oakland market. There are two separate parcels, one is an 8 unit and the other is a 21 unit. The apartment unit mix is 2 Studios, 23 one-bedroom units and 4 two-bedroom units and there are 7 garages attached for parking and 8 covered parking spaces. The quality of the building is maintained with pride. The units are separately metered for gas, electricity and hot water. The units have pleasant views from the entry and living room of upstairs units. The laundry is coin operated for additional income. The building is located across the street from the Highland Hospital complex and about 2 blocks from the west bound ramp to 580. There is a Quik Stop gas & convenience

Key facts

• Two separate parcels
• Laundry on site
• 4,800 sq ft lot

Tags

• LAUNDRY ON SITE
• SEPARATE GAS ELECTRIC METERS
• INDIVIDUAL HOT WATER HEATERS
• TWO SEPARATE PARCELS
• COIN OPERATED LAUNDRY

What this means for you Summary

Snapshot

• This is a 8-bed/10.0-bath multifamily listed at $5.78M.

Deal economics

• At list price, monthly cash flow is $5k ($66k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $5.18M (10.3% below list).
• Recommended offer: $5.18M (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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 fast (+5.5%/yr); 114 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $51,823/mo this rent would consume 509% of the median local household income ($122k/yr) (locally 1018% 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 $40k of loan paydown is wiped out by about $173k 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 100 days — a 9% lower offer ($5.26M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.35M; list at $5.78M implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,182,300 (10.3% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $6,650,000
• List price: $5,779,000
• Delta: -13.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.5% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-457,096
• Equity at exit: $861,668

10-year hold

• IRR: 4.7%
• Equity multiple: 1.38×
• Total profit: $618,831
• Equity at exit: $499,662

Cash invested: $1,618,120 (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 94602

• Rents YoY: 5.5%
• Active inventory: 114
• Price-to-rent: 269.5×

Monthly cashflow live

• Estimated rent: $51,823 high
• Mortgage (P&I): −$30,306
• Tax from tax record: −$2,767 /mo · $33,208/yr
• Insurance: −$2,408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,883
• Net cashflow: $5,459

Break-even live

Break-even rent $44,913

Max offer price $5,779,000

Occupancy floor 84%

Sensitivity live

Price	-10% $8,731	-5% $7,095	+0% $5,459	+5% $3,824	+10% $2,188
Rent	-10% $1,365	-5% $3,412	+0% $5,459	+5% $7,506	+10% $9,553
Rate	-1.0pp $8,370	-0.5pp $6,929	base $5,459	+0.5pp $3,962	+1.0pp $2,438

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

Units	Beds	Baths	Est. rent
▸ 29× units	1	1	$51,823
Total (29 units)			$51,823

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: $1,444,750
• Closing costs: $173,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $5,779,000 Active 100 DOM
2. 2026-06-18
   days on market $5,779,000 Active 97 DOM
3. 2026-06-17
   days on market $5,779,000 Active 96 DOM
4. 2026-06-16
   days on market $5,779,000 Active 95 DOM
5. 2026-06-15
   days on market $5,779,000 Active 94 DOM
6. 2026-06-13
   days on market $5,779,000 Active 92 DOM
7. 2026-06-13
   days on market $5,779,000 Active 91 DOM
8. 2026-06-09
   days on market $5,779,000 Active 88 DOM
9. 2026-06-08
   days on market $5,779,000 Active 87 DOM
10. 2026-06-07
    days on market $5,779,000 Active 86 DOM
11. 2026-06-04
    days on market $5,779,000 Active 83 DOM
12. 2026-06-03
    days on market $5,779,000 Active 82 DOM
13. 2026-06-02
    days on market $5,779,000 Active 81 DOM
14. 2026-06-01
    days on market $5,779,000 Active 80 DOM
15. 2026-05-31
    days on market $5,779,000 Active 79 DOM
16. 2026-03-13
    listed $6,650,000 Active 1314-char remark

    Show marketing remark (1314 chars)

    This very nostalgic 2 story property is located at 3104-3112 & 3130 14th Ave in Oakland California. It has 32,382 rentable square feet, with 29 large apartments. The property was built in 1949, with a concrete perimeter foundation, exterior walls are wood, and the roof is composition shingle. There is laundry on site. 80% of the units have been renovated. All units have separate gas, electric meters and individual hot water heaters minimizing the owner’s expenses. There is 20% upside in the current rents. With 20% upside in rents, this building allows the next owner to increase returns and leverage investment in the hot Oakland market. There are two separate parcels, one is an 8 unit and the other is a 21 unit. The apartment unit mix is 2 Studios, 23 one-bedroom units and 4 two-bedroom units and there are 7 garages attached for parking and 8 covered parking spaces. The quality of the building is maintained with pride. The units are separately metered for gas, electricity and hot water. The units have pleasant views from the entry and living room of upstairs units. The laundry is coin operated for additional income. The building is located across the street from the Highland Hospital complex and about 2 blocks from the west bound ramp to 580. There is a Quik Stop gas & convenience

17. 2022-03-23
    price $1,545
18. 2000-07-11
    soldstatus $1,350,000
19. 1991-02-14
    soldstatus $715,000
20. 1986-01-09
    soldstatus $220,000

ⓘ 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: $33,208 · $2,767/mo
• Projected year-2 tax: $43,920 · $3,660/mo
• Expected delta: +$10,712/yr (+$893/mo · 32.3%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥84°F today · 14 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: $621,876
• − Mortgage interest: −$323,714
• − Property taxes: −$33,208
• − Insurance: −$28,895
• − Repairs & maintenance: −$49,750
• − Management: −$49,750
• − Depreciation: −$168,116
• Taxable loss: −$31,557
• Est. tax savings @ 24.0%: +$7,574
• After-tax cash flow: $73,084/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): 31,759
• Household income: $122,263
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1018.0

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 41% Hispanic / Latino 20% Asian 16% Black 15% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% Chinese 8% Other Asian/Pacific 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: ▼ -1108.77%
• Current HPI: 275.7267
• Rent YoY: ▲ 5.50%
• 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

+2922.7% since first listed

5 events — show timeline

• 2026-03-13 Listed $6,650,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-03-23 Price Changed $1,545 RENT.
• 2000-07-11 Sold (Public Records) $1,350,000 Public Records
• 1991-02-14 Sold (Public Records) $715,000 Public Records
• 1986-01-09 Sold (Public Records) $220,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $33,208 · +4.5% YoY. Source: county tax records.