926 36th St · Oakland, CA 94608

$625,000

6 bd · 4.0 ba · 2,870 sqft · MultiFamily public records · 9 Days on market

Built 1965 3,859 sqft lot Est $1180k · 47% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this fourplex featuring on-site parking plus additional off-street parking—ideal for tenants and owners alike. Conveniently located near the 580 freeway corridor, offering easy commuting access throughout the Bay Area.

Key facts

• On-site parking
• Near the 580 freeway
• Off-street parking

Tags

• ON-SITE PARKING
• OFF-STREET PARKING
• NEAR THE 580 FREEWAY

Property features AI

Exterior

• Parking: Off-street parking; 4 parking spaces total (1 assigned to each unit)
• Utilities: Public water; Public sewer
• Home design: Residential income property (quadruplex); Built in 1965
• Construction: Skirting: stone and wood
• Exterior features: Back yard; Front yard; Front yard fencing; Rectangular lot; Street lighting

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 total units (individual bedroom counts not provided)
• Bathrooms: Each unit has 1 bathroom (4 bathrooms total)
• Interior features: Gas water heater; Back yard; Front yard
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $625k).
• Cap rate 20.2% 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 (+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 $14,515/mo this rent would consume 145% 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 $4k of loan paydown is wiped out by about $19k 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 + 3.3% rent growth), your $175k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $170k; list at $625k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $625,000

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 1965 — 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: 2.32% ✓
• Cap rate: 20.24%
• Cash-on-cash: 49.82%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $1,179,570
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
926 36th St	0.00mi	6/4.0	2,870 (0%)	0mo	$500,000	$174	100
532 42nd St	0.66mi	5/4.0 (-1)	2,850 (-1%)	1mo	$1,267,500	$445	62
4507 Martin Luther King Jr Way	0.66mi	6/4.0	3,104 (+8%)	12mo	$975,000	$314	46
676 45th St	0.64mi	5/3.5 (-1)	3,160 (+10%)	10mo	$1,300,000	$411	38
988 44th St	0.52mi	5/2.0 (-1)	2,601 (-9%)	12mo	$1,575,000	$606	37
2901-2903 West St	0.52mi	5/2.0 (-1)	2,480 (-14%)	6mo	$715,000	$288	36
698 39th St	0.37mi	5/2.0 (-1)	2,580 (-10%)	23mo	$1,150,000	$446	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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.09×
• Total profit: $365,899
• Equity at exit: $93,190

10-year hold

• IRR: 53.6%
• Equity multiple: 6.33×
• Total profit: $932,650
• Equity at exit: $54,039

Cash invested: $175,000 (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: 14.4×

Monthly cashflow live

• Estimated rent: $14,515 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$663 /mo · $7,953/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,048
• Net cashflow: $7,266

Break-even live

Break-even rent $5,317

Max offer price $625,000

Occupancy floor 45%

Sensitivity live

Price	-10% $7,620	-5% $7,443	+0% $7,266	+5% $7,089	+10% $6,912
Rent	-10% $6,119	-5% $6,693	+0% $7,266	+5% $7,839	+10% $8,413
Rate	-1.0pp $7,581	-0.5pp $7,425	base $7,266	+0.5pp $7,104	+1.0pp $6,939

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$14,516
Total (4 units)			$14,515

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   listed $625,000 Active
2. 1992-06-01
   soldstatus $170,000
3. 1987-01-15
   soldstatus $120,000

ⓘ 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: $7,953 · $663/mo
• Projected year-2 tax: $7,953 · $663/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $174,180
• − Mortgage interest: −$35,010
• − Property taxes: −$7,953
• − Insurance: −$3,125
• − Repairs & maintenance: −$13,934
• − Management: −$13,934
• − Depreciation: −$18,182
• Taxable income: $82,041
• Est. tax owed @ 24.0%: −$19,690
• After-tax cash flow: $67,503/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

+420.8% since first listed

3 events — show timeline

• 2026-05-19 Listed $625,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1992-06-01 Sold (Public Records) $170,000 Public Records
• 1987-01-15 Sold (Public Records) $120,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $7,953 · +5.1% YoY. Source: county tax records.