1345 53rd Ave · Oakland, CA 94601

$349,000

2 bd · 2.0 ba · 1,232 sqft · MultiFamily public records · 46 Days on market

Built 1906 3,000 sqft lot Est $429k · 19% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

Key facts

• 3,000 sq ft lot
• Built 1906
• Listed 46 days

Property features AI

Finance

• Other: Approximately 1,232 square feet living area; Lot about 0.07 acres (approx. 3,000 sq ft)

Exterior

• Parking: Parking spaces available
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1906
• Construction: Wood construction; Shingle roof
• Exterior features: Back yard; Rectangular lot

Interior

• Kitchen: Kitchen with other/unspecified features
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present
• Interior features: Gas water heater; One fireplace in the living room; 7 total rooms
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+3.9%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $3,792/mo this rent would consume 63% of the median local household income ($72k/yr) (locally 3603% 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 $2k of loan paydown is wiped out by about $10k 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 46 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $428,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5330 Bancroft	0.38mi	3/2.0 (+1)	1,407 (+14%)	19mo	$490,000	$348	38

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-8,385
• Equity at exit: $52,037

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $64,582
• Equity at exit: $30,175

Cash invested: $97,720 (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 94601

• Rents YoY: 3.9%
• Active inventory: 116
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $3,792 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$317 /mo · $3,808/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $703

Break-even live

Break-even rent $2,902

Max offer price $349,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,792
Total (2 units)			$3,792

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 53rd Ave Oakland, CA	2.0	2.0	894	$2,700	$3.02	44d	1	0.13mi
1234 47th Ave Oakland, CA	2.0	1.0	1000	$2,195	$2.19	44d	1	0.28mi
5701 International Blvd Oakland, CA	1.0	1.0	1115	$2,300	$2.06	3d	2	0.35mi
1341 58th Ave Oakland, CA	1.0	1.0	1100	$2,095	$1.90	22d	1	0.36mi
1341 58th Ave Ste 12 Oakland, CA	1.0	1.0	1100	$2,095	$1.90	20d	1	0.36mi
1924 51st Ave Unit 3 Oakland, CA	3.0	2.0	1100	$6,800	$6.18	44d	1	0.38mi
2169 48th Ave Unit A Oakland, CA	3.0	1.0	1145	$2,995	$2.62	44d	1	0.55mi
2169 48th Ave Apt B Oakland, CA	2.0	1.0	720	$2,095	$2.91	44d	1	0.55mi
2169 48th Ave Unit C Oakland, CA	2.0	1.0	825	$2,145	$2.60	44d	1	0.55mi
4500 Ellen St Oakland, CA	3.0	2.0	1016	$2,995	$2.95	24d	1	0.59mi
1701 41st Ave Unit C Oakland, CA	1.0	1.0	700	$1,695	$2.42	44d	1	0.69mi
4500 San Carlos Ave Unit 4502 Oakland, CA	2.0	1.0	850	$2,295	$2.70	44d	1	0.69mi
5834 Elizabeth St Oakland, CA	3.0	1.0	1050	$3,724	$3.55	44d	1	0.72mi
4692 Congress Ave Oakland, CA	2.0	1.0	1080	$2,950	$2.73	20d	1	0.76mi
2049 41st Ave Oakland, CA	2.0	1.0	1200	$2,850	$2.38	44d	1	0.77mi
3907 Wattling St Oakland, CA	3.0	3.0	1278	$3,300	$2.58	44d	1	0.81mi
919 39th Ave Unit 302 Oakland, CA	3.0	3.0	1361	$3,850	$2.83	44d	1	0.82mi
2444 Frances St #4 Oakland, CA	2.0	1.5	960	$3,000	$3.12	44d	1	0.85mi
2444 Frances St Oakland, CA	2.0	1.5	960	$2,700	$2.81	24d	1	0.85mi
3700 International Blvd Oakland, CA	2.0–3.0	1.0–1.5	932	$2,041	$2.19	2d	2	0.90mi
4124 Lyon Ave Unit 6 Oakland, CA	3.0	1.5	1055	$2,895	$2.74	44d	1	0.96mi
1501 37th Ave Unit B1 Oakland, CA	1.0	2.0	940	$2,707	$2.88	16d	1	0.96mi
908 36th Ave Unit 2 Oakland, CA	2.0	1.0	883	$2,200	$2.49	44d	1	0.97mi
840 36th Ave Oakland, CA	2.0	1.0	800	$2,300	$2.88	5d	1	0.98mi
3532 San Leandro St Unit B Oakland, CA	1.0	1.0	818	$2,000	$2.44	5d	1	0.98mi
2837 55th Ave #4 Oakland, CA	2.0	2.0	1075	$2,825	$2.63	44d	1	1.00mi
1711 Bridge Ave Unit Lo Oakland, CA	3.0	2.0	1007	$3,295	$3.27	44d	1	1.01mi
1132 69th Ave Oakland, CA	2.0	1.0	750	$2,500	$3.33	44d	1	1.01mi
5633 Picardy Dr S Oakland, CA	2.0	1.0	1130	$3,700	$3.27	44d	1	1.02mi
4515 Penniman Ave Unit 4511 Oakland, CA	1.0	1.0	787	$1,995	$2.53	24d	1	1.06mi
4511 Penniman Ave Oakland, CA	1.0	1.0	787	$1,995	$2.53	44d	1	1.06mi
3411 E 12th St Oakland, CA	1.0	1.5	855	$2,385	$2.79	4d	3	1.07mi
2701 High St Oakland, CA	2.0	1.0	1024	$2,223	$2.17	5d	3	1.08mi
4350 Fleming Ave Oakland, CA	2.0	1.0	875	$2,000	$2.29	18d	1	1.09mi
1920 Crosby Ave Unit 1918 Oakland, CA	2.0	1.0	1000	$2,100	$2.10	44d	1	1.13mi
2442 Havenscourt Blvd Oakland, CA	2.0	1.0	1182	$4,000	$3.38	44d	1	1.14mi
844 33rd Ave Oakland, CA	2.0	1.0	875	$2,650	$3.03	3d	1	1.14mi
3524 Foothill Blvd Unit 12 Oakland, CA	2.0	1.0	800	$2,000	$2.50	44d	1	1.15mi
3567 Davis St Oakland, CA	2.0	1.0	800	$2,800	$3.50	44d	1	1.21mi
3625 Lyon Ave Oakland, CA	2.0	1.0	1200	$2,400	$2.00	44d	1	1.21mi

Listing history 7 events

1. 2026-05-23
   status Pending 302-char remark

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

2. 2026-05-23
   status Pending

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

3. 2026-04-22
   historical Active Under Contract 302-char remark

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

4. 2026-04-22
   historical Active Under Contract

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

5. 2026-04-07
   price $349,000 302-char remark

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

6. 2026-04-06
   listed $345,000 Active 302-char remark

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

7. 2026-04-06
   listed $349,000 Active

   Show marketing remark (302 chars)

   Come and look at these property's potential. Seller tried to convert it to a single family dwelling. Bring your contractor. These property is supposed to be two units. It needs a lot of work. Come convert it to the beautiful duplex is supposed to be. Close to stores, public transportation and schools.

ⓘ 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: $3,808 · $317/mo
• Projected year-2 tax: $3,808 · $317/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥83°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: $45,504
• − Mortgage interest: −$19,549
• − Property taxes: −$3,808
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,640
• − Management: −$3,640
• − Depreciation: −$10,153
• Taxable income: $2,968
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $7,721/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): 53,259
• Household income: $72,359
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3603.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% Black 13% White 11% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 46% Chinese 5% Vietnamese 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: ▼ -1045.52%
• Current HPI: 347.3256
• Rent YoY: ▲ 3.89%
• 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

+1.2% since first listed

7 events — show timeline

• 2026-05-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-22 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-22 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-07 Price Changed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-06 Listed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-06 Listed $345,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.9%/yr

Latest (2025): $3,808 · +5.2% YoY. Source: county tax records.