1543 Havenscourt Blvd · Oakland, CA 94621

$565,000

6 bd · 4.0 ba · 2,694 sqft · MultiFamily public records · 27 Days on market

Built 1948 4,000 sqft lot $210/sqft · 14% below area Est $655k · 14% 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 +18.3/30.0
• ARV discount +13.7/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Spacious 1948 Spanish duplex in a well-connected Oakland location near the Havenscourt corridor, offering size, flexibility, and potential. Both units feature generous living areas with additional space perfect for a home office, creative studio, or extra storage. Classic architectural details — red tile roof, arched accents, and original hardwood floors — add warmth, charm, and lasting appeal. Two private entries, separately metered utilities, a fully fenced yard, and a two-car garage with interior access provide everyday convenience. A great opportunity for investors or owner-users looking to maximize value, generate rental income, or create a custom multi-generational living arrangement. Convenient access to 880, BART, the Coliseum, Oakland Airport, and local shops and amenities enhances the property's appeal and long-term upside.

Key facts

• Arched accents
• Extra storage
• Creative studio

Tags

• GENEROUS LIVING AREAS
• HOME OFFICE
• CREATIVE STUDIO
• EXTRA STORAGE
• RED TILE ROOF
• ARCHED ACCENTS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $565k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive. Per door: $257/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $554k (1.9% below list).
• Recommended offer: $554k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 fast (+6.5%/yr); 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $5,540/mo this rent would consume 128% of the median local household income ($52k/yr) (locally 2404% 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 $17k 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 27 days — a 2% lower offer ($557k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $554,000 (1.9% below list)

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 1948 — 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: 0.98% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $655,252
• List price: $565,000
• Delta: -13.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1543 Havenscourt Blvd	0.00mi	5/4.0 (-1)	2,694 (0%)	0mo	$620,000	$230	95
6256 Harmon Ave	0.17mi	6/4.0	2,418 (-10%)	18mo	$750,000	$310	60
1226 73rd Ave	0.40mi	6/4.0	2,400 (-11%)	6mo	$360,500	$150	58
934 70th Ave	0.56mi	7/4.0 (+1)	2,700 (+0%)	17mo	$690,000	$256	55
7203 Holly St	0.38mi	6/4.0	2,336 (-13%)	18mo	$780,000	$334	45

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.75×
• Total profit: $-38,816
• Equity at exit: $84,243

10-year hold

• IRR: 7.0%
• Equity multiple: 1.61×
• Total profit: $96,299
• Equity at exit: $48,851

Cash invested: $158,200 (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 94621

• Rents YoY: 6.5%
• Active inventory: 88
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $5,540 high
• Mortgage (P&I): −$2,963
• Tax from tax record: −$664 /mo · $7,962/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,163
• Net cashflow: $515

Break-even live

Break-even rent $4,888

Max offer price $565,000

Occupancy floor 86%

Sensitivity live

Price	-10% $835	-5% $675	+0% $515	+5% $355	+10% $195
Rent	-10% $77	-5% $296	+0% $515	+5% $734	+10% $952
Rate	-1.0pp $799	-0.5pp $658	base $515	+0.5pp $368	+1.0pp $219

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$5,540
Total (2 units)			$5,540

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7625 Lockwood St Oakland, CA	5.0	3.0	2115	$1,199	$0.57	44d	1	0.65mi

Listing history 3 events

1. 2026-05-14
   status Pending 857-char remark

   Show marketing remark (857 chars)

   Spacious 1948 Spanish duplex in a well-connected Oakland location near the Havenscourt corridor, offering size, flexibility, and potential. Both units feature generous living areas with additional space perfect for a home office, creative studio, or extra storage. Classic architectural details — red tile roof, arched accents, and original hardwood floors — add warmth, charm, and lasting appeal. Two private entries, separately metered utilities, a fully fenced yard, and a two-car garage with interior access provide everyday convenience. A great opportunity for investors or owner-users looking to maximize value, generate rental income, or create a custom multi-generational living arrangement. Convenient access to 880, BART, the Coliseum, Oakland Airport, and local shops and amenities enhances the property's appeal and long-term upside.

2. 2026-05-07
   historical Active Under Contract 857-char remark

   Show marketing remark (857 chars)

   Spacious 1948 Spanish duplex in a well-connected Oakland location near the Havenscourt corridor, offering size, flexibility, and potential. Both units feature generous living areas with additional space perfect for a home office, creative studio, or extra storage. Classic architectural details — red tile roof, arched accents, and original hardwood floors — add warmth, charm, and lasting appeal. Two private entries, separately metered utilities, a fully fenced yard, and a two-car garage with interior access provide everyday convenience. A great opportunity for investors or owner-users looking to maximize value, generate rental income, or create a custom multi-generational living arrangement. Convenient access to 880, BART, the Coliseum, Oakland Airport, and local shops and amenities enhances the property's appeal and long-term upside.

3. 2026-04-17
   listed $565,000 Active 857-char remark

   Show marketing remark (857 chars)

   Spacious 1948 Spanish duplex in a well-connected Oakland location near the Havenscourt corridor, offering size, flexibility, and potential. Both units feature generous living areas with additional space perfect for a home office, creative studio, or extra storage. Classic architectural details — red tile roof, arched accents, and original hardwood floors — add warmth, charm, and lasting appeal. Two private entries, separately metered utilities, a fully fenced yard, and a two-car garage with interior access provide everyday convenience. A great opportunity for investors or owner-users looking to maximize value, generate rental income, or create a custom multi-generational living arrangement. Convenient access to 880, BART, the Coliseum, Oakland Airport, and local shops and amenities enhances the property's appeal and long-term upside.

ⓘ 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: $7,962 · $664/mo
• Projected year-2 tax: $7,962 · $664/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: $66,480
• − Mortgage interest: −$31,649
• − Property taxes: −$7,962
• − Insurance: −$2,825
• − Repairs & maintenance: −$5,318
• − Management: −$5,318
• − Depreciation: −$16,436
• Taxable loss: −$3,029
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $6,904/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): 33,840
• Household income: $52,049
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 2404.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 24% Two or more races 14% White 6% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 40% English-only · Spanish 53% Arabic 2% 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: ▼ -346.43%
• Current HPI: 523.2253
• Rent YoY: ▲ 6.45%
• 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 events — show timeline

• 2026-05-14 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-07 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-17 Listed $565,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+11.3%/yr

Latest (2025): $7,962 · +47.9% YoY. Source: county tax records.