876-880 52nd St · Oakland, CA 94608

$915,000

9 bd · 9.0 ba · 2,517 sqft · MultiFamily · 70 Days on market

Built 1910 Good condition 5,400 sqft lot $364/sqft · 25% below area Est $1213k · 25% under ↓ 4% since listing

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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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. 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

New price! Open Sunday 5/17 1:30-4:00. This charming North Oakland triplex offers strong income potential and expansion opportunities, making it a fantastic option for owner-occupants and investors. Property features 3 units: one occupied top-floor 2-bedroom flat, and two vacant, level-in street-level units ready for lease at competitive market rents. Unit 1 (Top Floor - 2+ Bed/1 Bath): Bright and spacious, this unit features high ceilings, original hardwood floors, and a decorative fireplace. Enjoy the easy indoor-outdoor flow from the kitchen to a private deck overlooking the backyard. Unit 2 (Level-In - 1 Bed/1 Bath): This private-entry unit is filled with natural light, new flooring and a separate kitchen. It also offers convenient access to the driveway with available parking. Unit 3 (Level-In - Studio): A bright studio with a private entrance, new flooring, and a rare separate kitchen. Also includes direct access to the driveway with parking available. Additional features include on-site laundry, off-street parking, and a large detached garage + outbuilding for ample storage and ADU potential (buyer to verify). On a welcoming tree-lined block known for its strong sense of community, this vibrant neighborhood is close to Temescal dining, Emeryville amenities, BART & bus lines, and Children’s Hospital.

Key facts

• 5,400 sq ft lot
• Garage
• Built 1910

🏷️ Possibly a rental listed for sale. The $915,000 price doesn't fit this home's estimated sale value (~$1,213,060) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $915k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive. Per door: $316/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $915k).
• Recommended offer: $860k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $9,204/mo this rent would consume 92% 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 $6k of loan paydown is wiped out by about $27k 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 70 days — a 6% lower offer ($860k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $860,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 1910 — 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,213,060
• List price: $915,000
• Delta: -24.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-85,071
• Equity at exit: $136,429

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $15,334
• Equity at exit: $79,112

Cash invested: $256,200 (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: 24.9×

Monthly cashflow live

• Estimated rent: $9,204 high
• Mortgage (P&I): −$4,798
• Tax est. 1.5%: −$1,144 /mo · $13,725/yr
• Insurance: −$381
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,933
• Net cashflow: $948

Break-even live

Break-even rent $8,004

Max offer price $915,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,580	-5% $1,264	+0% $948	+5% $632	+10% $315
Rent	-10% $221	-5% $584	+0% $948	+5% $1,311	+10% $1,675
Rate	-1.0pp $1,409	-0.5pp $1,181	base $948	+0.5pp $711	+1.0pp $469

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$9,204
Total (3 units)			$9,204

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: $228,750
• Closing costs: $27,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $915,000 Pending 70 DOM
2. 2026-06-09
   days on market $915,000 Active 69 DOM
3. 2026-06-08
   days on market $915,000 Active 68 DOM
4. 2026-06-07
   days on market $915,000 Active 67 DOM
5. 2026-06-04
   days on market $915,000 Active 64 DOM
6. 2026-06-03
   days on market $915,000 Active 63 DOM
7. 2026-06-02
   days on market $915,000 Active 62 DOM
8. 2026-06-01
   days on market $915,000 Active 61 DOM
9. 2026-05-31
   days on market $915,000 Active 60 DOM
10. 2026-05-16
    price $915,000 1337-char remark

    Show marketing remark (1337 chars)

    New price! Open Sunday 5/17 1:30-4:00. This charming North Oakland triplex offers strong income potential and expansion opportunities, making it a fantastic option for owner-occupants and investors. Property features 3 units: one occupied top-floor 2-bedroom flat, and two vacant, level-in street-level units ready for lease at competitive market rents. Unit 1 (Top Floor - 2+ Bed/1 Bath): Bright and spacious, this unit features high ceilings, original hardwood floors, and a decorative fireplace. Enjoy the easy indoor-outdoor flow from the kitchen to a private deck overlooking the backyard. Unit 2 (Level-In - 1 Bed/1 Bath): This private-entry unit is filled with natural light, new flooring and a separate kitchen. It also offers convenient access to the driveway with available parking. Unit 3 (Level-In - Studio): A bright studio with a private entrance, new flooring, and a rare separate kitchen. Also includes direct access to the driveway with parking available. Additional features include on-site laundry, off-street parking, and a large detached garage + outbuilding for ample storage and ADU potential (buyer to verify). On a welcoming tree-lined block known for its strong sense of community, this vibrant neighborhood is close to Temescal dining, Emeryville amenities, BART & bus lines, and Children’s Hospital.

11. 2026-04-01
    listed $950,000 Active 1337-char remark

    Show marketing remark (1337 chars)

    New price! Open Sunday 5/17 1:30-4:00. This charming North Oakland triplex offers strong income potential and expansion opportunities, making it a fantastic option for owner-occupants and investors. Property features 3 units: one occupied top-floor 2-bedroom flat, and two vacant, level-in street-level units ready for lease at competitive market rents. Unit 1 (Top Floor - 2+ Bed/1 Bath): Bright and spacious, this unit features high ceilings, original hardwood floors, and a decorative fireplace. Enjoy the easy indoor-outdoor flow from the kitchen to a private deck overlooking the backyard. Unit 2 (Level-In - 1 Bed/1 Bath): This private-entry unit is filled with natural light, new flooring and a separate kitchen. It also offers convenient access to the driveway with available parking. Unit 3 (Level-In - Studio): A bright studio with a private entrance, new flooring, and a rare separate kitchen. Also includes direct access to the driveway with parking available. Additional features include on-site laundry, off-street parking, and a large detached garage + outbuilding for ample storage and ADU potential (buyer to verify). On a welcoming tree-lined block known for its strong sense of community, this vibrant neighborhood is close to Temescal dining, Emeryville amenities, BART & bus lines, and Children’s Hospital.

ⓘ 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 (shaded) · 0% 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: $110,448
• − Mortgage interest: −$51,254
• − Property taxes: −$13,725
• − Insurance: −$4,575
• − Repairs & maintenance: −$8,836
• − Management: −$8,836
• − Depreciation: −$26,618
• Taxable loss: −$3,396
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $12,189/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming North Oakland triplex is in good condition with minimal repairs needed. It offers strong income potential and expansion opportunities, making it a fantastic option for owner-occupants and investors.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and paint exterior trim — Improves curb appeal and value
• Both Maintain landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and paint exterior trim — Improves curb appeal and value ↑
• Both Maintain landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.7% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $915,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-01 Listed $950,000 bridgeMLS, Bay East AOR, or Contra Costa AOR