31 Croxton Ave · Oakland, CA 94611

$1,625,000

8 bd · 8.0 ba · 4,640 sqft · MultiFamily public records · 75 Days on market

Built 1957 4,800 sqft lot $350/sqft · 8% above area Est $1504k · 8% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• ARV discount +3.9/15.0
• 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 (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

31 Croxton Ave is an eight-unit multifamily property located in Oakland’s highly desirable Piedmont Avenue neighborhood. The building features eight large 1-bedroom, 1-bath units and currently generates over $13,000/month in rental income, offering a 6.42% cap rate and 9.9 GRM at the asking price of $1,675,000. This equates to approximately $209,000 per unit and $361/SF. The property offers strong upside potential through unit renovations and future rent increases. Buyer to verify potential to reconfigure units or add bedrooms. The building is soft-story compliant and has completed SB 721 balcony requirements. Also is separately metered for Gas and electricity. Ideally located within walking distance to Piedmont Ave shops and dining, BART, and adjacent to Adams Point, this is a well-positioned asset in one of Oakland’s most sought-after rental markets. A turnkey investment with immediate cash flow and long-term upside.

Key facts

• Immediate cash flow
• Unit renovations
• Soft story compliant

Tags

• UNIT RENOVATIONS
• SOFT STORY COMPLIANT
• WALKING DISTANCE TO BART
• ADJACENT TO ADAMS POINT
• IMMEDIATE CASH FLOW
• LONG TERM UPSIDE

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath multifamily listed at $1.62M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.62M).
• Recommended offer: $1.53M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Piedmont Avenue Elementary (332 students, 78% FRL); Westlake Middle (314 students, 87% FRL); Oakland Technical High (1,796 students, 57% FRL).
• Market conditions: Rents rising (+3.9%/yr); 193 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $17,346/mo this rent would consume 115% of the median local household income ($181k/yr) (locally 1668% 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 $11k of loan paydown is wiped out by about $49k 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 75 days — a 6% lower offer ($1.53M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $1.16M; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,527,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.07% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $1,503,941
• List price: $1,625,000
• Delta: 8.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Orange St	0.41mi	8/7.0	4,220 (-9%)	11mo	$1,970,000	$467	53

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-95,164
• Equity at exit: $242,293

10-year hold

• IRR: 5.2%
• Equity multiple: 1.40×
• Total profit: $182,493
• Equity at exit: $140,500

Cash invested: $455,000 (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 94611

• Rents YoY: 3.9%
• Active inventory: 193
• Price-to-rent: 62.5×

Monthly cashflow live

• Estimated rent: $17,346 high
• Mortgage (P&I): −$8,522
• Tax from tax record: −$2,129 /mo · $25,553/yr
• Insurance: −$677
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,643
• Net cashflow: $2,375

Break-even live

Break-even rent $14,339

Max offer price $1,625,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,295	-5% $2,835	+0% $2,375	+5% $1,915	+10% $1,455
Rent	-10% $1,005	-5% $1,690	+0% $2,375	+5% $3,060	+10% $3,745
Rate	-1.0pp $3,194	-0.5pp $2,788	base $2,375	+0.5pp $1,954	+1.0pp $1,526

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$17,344
Total (8 units)			$17,346

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: $406,250
• Closing costs: $48,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $1,625,000 Active 75 DOM
2. 2026-06-18
   days on market $1,625,000 Active 72 DOM
3. 2026-06-17
   days on market $1,625,000 Active 71 DOM
4. 2026-06-16
   days on market $1,625,000 Active 70 DOM
5. 2026-06-15
   days on market $1,625,000 Active 69 DOM
6. 2026-06-13
   days on market $1,625,000 Active 67 DOM
7. 2026-06-13
   days on market $1,625,000 Active 66 DOM
8. 2026-06-09
   days on market $1,625,000 Active 63 DOM
9. 2026-06-08
   days on market $1,625,000 Active 62 DOM
10. 2026-06-07
    days on market $1,625,000 Active 61 DOM
11. 2026-06-04
    days on market $1,625,000 Active 58 DOM
12. 2026-06-03
    days on market $1,625,000 Active 57 DOM
13. 2026-06-02
    days on market $1,625,000 Active 56 DOM
14. 2026-06-01
    days on market $1,625,000 Active 55 DOM
15. 2026-05-31
    days on market $1,625,000 Active 54 DOM
16. 2026-04-07
    listed $1,675,000 Active 946-char remark

    Show marketing remark (946 chars)

    31 Croxton Ave is an eight-unit multifamily property located in Oakland’s highly desirable Piedmont Avenue neighborhood. The building features eight large 1-bedroom, 1-bath units and currently generates over $13,000/month in rental income, offering a 6.42% cap rate and 9.9 GRM at the asking price of $1,675,000. This equates to approximately $209,000 per unit and $361/SF. The property offers strong upside potential through unit renovations and future rent increases. Buyer to verify potential to reconfigure units or add bedrooms. The building is soft-story compliant and has completed SB 721 balcony requirements. Also is separately metered for Gas and electricity. Ideally located within walking distance to Piedmont Ave shops and dining, BART, and adjacent to Adams Point, this is a well-positioned asset in one of Oakland’s most sought-after rental markets. A turnkey investment with immediate cash flow and long-term upside.

17. 2025-01-17
    historical $1,725
18. 2024-11-21
    price $1,725
19. 2024-09-13
    price $1,790
20. 2024-08-31
    price $1,850
21. 2024-08-22
    price $1,895
22. 2024-08-07
    historical $1,925
23. 2024-07-30
    listed $1,925
24. 2024-07-13
    price $1,925
25. 2024-06-26
    listed $2,000
26. 2022-03-21
    price $1,895
27. 2014-01-17
    soldstatus $1,162,500
28. 2002-11-01
    soldstatus $862,000
29. 1998-12-29
    soldstatus $450,000

ⓘ 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: $25,553 · $2,129/mo
• Projected year-2 tax: $25,553 · $2,129/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 3/10 Moderate 7 d/yr ≥84°F today · 14 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: $208,152
• − Mortgage interest: −$91,025
• − Property taxes: −$25,553
• − Insurance: −$8,125
• − Repairs & maintenance: −$16,652
• − Management: −$16,652
• − Depreciation: −$47,273
• Taxable income: $2,872
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $27,813/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): 40,116
• Household income: $180,549
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 1668.0

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 0.61)
• Race & ethnicity: White 59% Asian 17% Two or more races 12% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Romanian 3% Slovak 3%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 80% English-only · Chinese 5% Other Indo-European 4% Spanish 3%

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: ▼ -911.78%
• Current HPI: 247.5452
• Rent YoY: ▲ 3.94%
• 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

+272.2% since first listed

14 events — show timeline

• 2026-04-07 Listed $1,675,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-17 Rental Removed $1,725 APPFOLIO
• 2024-11-21 Price Changed $1,725 APPFOLIO
• 2024-09-13 Price Changed $1,790 APPFOLIO
• 2024-08-31 Price Changed $1,850 APPFOLIO
• 2024-08-22 Price Changed $1,895 APPFOLIO
• 2024-08-07 Rental Removed $1,925 RENT.
• 2024-07-30 Listed for Rent $1,925 RENT.
• 2024-07-13 Price Changed $1,925 APPFOLIO
• 2024-06-26 Listed for Rent $2,000 APPFOLIO
• 2022-03-21 Price Changed $1,895 RENT.
• 2014-01-17 Sold (Public Records) $1,162,500 Public Records
• 2002-11-01 Sold (Public Records) $862,000 Public Records
• 1998-12-29 Sold (Public Records) $450,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $25,553 · +4.5% YoY. Source: county tax records.