260 Brooklyn Basin Way #437 · Oakland, CA 94606

$262,900

1 bd · 1.0 ba · 499 sqft · Condo · 58 Days on market

Built 2023 Good condition Garage $527/sqft · 11% below area Est $294k · 11% under $535/mo HOA · 31% of rent

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Why this score? — see what drove the F 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).

• ARV discount +12.2/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Cash flow +1.8/30.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience the momentum at Caspian Brooklyn Basin, currently the fastest-selling new condominium community in Oakland. This stunning JR 1-bedroom residence with a separate sleeping area, closet, and sliding door offers approximately 499 sq. ft. of thoughtfully designed living along Oakland’s dynamic waterfront. Buyer demand has been strong, creating a limited opportunity to own in one of the Bay Area’s most exciting new residential communities.

Key facts

• Quartz countertops
• Fitness center
• Modern cabinetry

Tags

• SEPARATE SLEEPING AREA
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• MODERN CABINETRY
• IN-UNIT WASHER AND DRYER
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-991 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (54.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (34.5% below list).
• Recommended offer: $119k (54.6% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 2.5% in Oakland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Franklin Elementary (496 students, 94% FRL); Westlake Middle (314 students, 87% FRL); Oakland High (1,531 students, 88% FRL) — zoned schools average 89% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 224 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 58 days — a 3% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $119,482 (54.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 1.77%
• Cash-on-cash: -16.16%
• DSCR: 0.28
• GRM: 12.7

CMA / ARV

• ARV (median comp): $293,900
• List price: $262,900
• Delta: -10.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Brooklyn Basin Way #467	0.00mi	1/1.0	499 (0%)	0mo	$262,900	—	100
260 Brooklyn Basin Way #464	0.00mi	1/1.0	550 (+10%)	2mo	$289,900	$527	82
260 Brooklyn Basin Way #452	0.00mi	1/1.0	550 (+10%)	3mo	$280,900	$511	80
260 Brooklyn Basin Way #525	0.00mi	1/1.0	550 (+10%)	4mo	$297,900	$542	80
260 Brooklyn Basin Way #460	0.00mi	1/1.0	621 (+24%)	3mo	$329,900	$531	73
260 Brooklyn Basin Way #540	0.00mi	1/1.0	621 (+24%)	3mo	$299,000	$481	73
260 Brooklyn Basin Way #424	0.00mi	1/1.0	621 (+24%)	3mo	$324,900	$523	72
260 Brooklyn Basin Way #411	0.00mi	1/1.0	621 (+24%)	4mo	$334,900	$539	72
260 Brooklyn Basin Way #409	0.00mi	1/1.0	621 (+24%)	4mo	$319,900	$515	72
3 Embarcadero #338	0.58mi	1/1.0	476 (-5%)	2mo	$240,000	$504	64
989 Franklin St #506	1.15mi	1/1.0	524 (+5%)	1mo	$300,888	$574	56
988 Franklin St #431	1.14mi	1/1.0	612 (+23%)	1mo	$233,000	$381	39

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -49.4%
• Equity multiple: -0.46×
• Total profit: $-107,326
• Equity at exit: $39,199

10-year hold

• IRR: —
• Equity multiple: -1.46×
• Total profit: $-181,135
• Equity at exit: $22,731

Cash invested: $73,612 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $337,900 ($544/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94606

• Rents YoY: 1.9%
• Active inventory: 224
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$535
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-991

Break-even live

Break-even rent $2,977

Max offer price $119,482

Occupancy floor —

Sensitivity live

Price	-10% $-809	-5% $-900	+0% $-991	+5% $-1,082	+10% $-1,173
Rent	-10% $-1,127	-5% $-1,059	+0% $-991	+5% $-923	+10% $-855
Rate	-1.0pp $-859	-0.5pp $-924	base $-991	+0.5pp $-1,059	+1.0pp $-1,129

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: $65,725
• Closing costs: $7,887
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 6th Ave Oakland, CA	—	1.0	304	$1,521	$5.00	0d	5	0.29mi
1600 3rd Ave Oakland, CA	2.0	1.0	146	$1,595	$10.89	7d	1	0.70mi
1607 2nd Ave Oakland, CA	—	1.0	335	$1,695	$5.06	0d	1	0.74mi
1122 E 17th St Apt 4 Oakland, CA	—	1.0	342	$1,495	$4.37	184d	1	0.74mi
184 13th St Oakland, CA	3.0	1.0	815	$1,928	$2.37	101d	8	0.94mi
1428 Jackson St Oakland, CA	—	1.0	363	$1,695	$4.67	184d	1	0.99mi
1428 Jackson St Oakland, CA	—	1.0	359	$1,606	$4.47	10d	1	0.99mi
1325 E 21st St Oakland, CA	1.0	1.0	375	$1,600	$4.27	184d	1	1.02mi
1511 Jackson St Oakland, CA	—	1.0	350	$1,595	$4.56	10d	1	1.06mi
1502 Alice St Apt 9 Oakland, CA	—	1.0	345	$1,595	$4.62	153d	1	1.10mi
1461 Alice St Oakland, CA	1.0	1.0	354	$1,695	$4.79	9d	4	1.10mi
392 11th St Oakland, CA	1.0	1.0	131	$995	$7.57	10d	1	1.13mi
1219 Santa Clara Ave Alameda, CA	1.0	1.0	350	$1,650	$4.71	45d	1	1.14mi
233 Broadway Oakland, CA	—	1.0	311	$1,848	$5.94	1d	6	1.17mi
1515 Webster St Oakland, CA	—	1.0	200	$1,125	$5.62	10d	1	1.22mi
518 7th St Oakland, CA	—	1.0	340	$1,650	$4.85	10d	1	1.25mi
518 7th St Apt 8 Oakland, CA	—	1.0	340	$1,650	$4.85	9d	1	1.25mi
2308 Foothill Blvd Apt 9 Oakland, CA	—	1.0	331	$1,445	$4.37	1d	1	1.36mi
2308 Foothill Blvd Apt 9 Oakland, CA	—	1.0	331	$1,445	$4.37	15d	1	1.36mi
2308 Foothill Blvd Unit 16 Oakland, CA	—	1.0	318	$1,350	$4.25	184d	1	1.36mi
438 Staten Ave Oakland, CA	—	1.0	350	$1,475	$4.21	10d	1	1.42mi
1950 Broadway Oakland, CA	4.0	1.0–2.0	709	$3,154	$4.45	0d	58	1.46mi
1015 Martin Luther King Junior Way Unit B7 Oakland, CA	1.0	1.0	200	$6,000	$30.00	1d	1	1.48mi
220 Grand Ave Oakland, CA	—	1.0	312	$1,846	$5.92	1d	1	1.49mi
685 9th St Oakland, CA	2.0	1.0–2.0	500	$2,129	$4.26	1d	9	1.49mi
410 Bellevue Ave Oakland, CA	—	1.0	355	$1,595	$4.49	184d	1	1.50mi

Property features AI

Finance

• HOA & community: Monthly HOA duesCommunity amenities include clubhouse, fitness center, roof deck, spa/hot tub, game room, laundry room, and picnic areaHOA fee covers reserves, trash, common heating, common hot water, management, common area maintenance, exterior maintenance and grounds maintenance

Exterior

• Parking: Attached garage
• Utilities: Public waterPublic sewerElectric service includes solar
• Home design: Condominium (residential)Built in 2023New construction
• Construction: Built 2023Signature Development builder
• Exterior features: Corner lotRoof deckBBQ areaPicnic areaLandscaped grounds (common area maintenance handled by association)

Interior

• Kitchen: DishwasherElectric range / cooktopRefrigeratorUpdated kitchen
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingHeat pump cooling (no separate air conditioning)
• Interior features: Converted unit with an updated kitchenElevator accessWindow coverings
• Laundry & utility: In-unit washer and dryer

HOA detail $535/mo · $6,420/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $262,900 Active 58 DOM
2. 2026-11-07
   days on market $262,900 Active 57 DOM
3. 2026-11-06
   days on market $262,900 Active 56 DOM
4. 2026-11-05
   days on market $262,900 Active 55 DOM
5. 2026-11-04
   days on market $262,900 Active 54 DOM
6. 2026-11-02
   days on market $262,900 Active 52 DOM
7. 2026-11-01
   days on market $262,900 Active 51 DOM
8. 2026-10-31
   days on market $262,900 Active 50 DOM
9. 2026-10-30
   days on market $262,900 Active 49 DOM
10. 2026-10-29
    days on market $262,900 Active 48 DOM
11. 2026-10-28
    days on market $262,900 Active 47 DOM
12. 2026-10-27
    days on market $262,900 Active 46 DOM
13. 2026-10-26
    days on market $262,900 Active 45 DOM
14. 2026-10-25
    days on market $262,900 Active 44 DOM
15. 2026-10-24
    days on market $262,900 Active 43 DOM
16. 2026-10-23
    days on market $262,900 Active 42 DOM
17. 2026-10-22
    days on market $262,900 Active 41 DOM
18. 2026-10-21
    days on market $262,900 Active 40 DOM
19. 2026-10-20
    days on market $262,900 Active 39 DOM
20. 2026-10-19
    days on market $262,900 Active 38 DOM
21. 2026-10-18
    days on market $262,900 Active 37 DOM
22. 2026-10-17
    days on market $262,900 Active 36 DOM
23. 2026-10-16
    days on market $262,900 Active 35 DOM
24. 2026-10-15
    days on market $262,900 Active 34 DOM
25. 2026-10-14
    days on market $262,900 Active 33 DOM
26. 2026-10-13
    days on market $262,900 Active 32 DOM
27. 2026-10-12
    days on market $262,900 Active 31 DOM
28. 2026-10-11
    days on market $262,900 Active 30 DOM
29. 2026-10-10
    days on market $262,900 Active 29 DOM
30. 2026-10-09
    days on market $262,900 Active 28 DOM
31. 2026-10-08
    days on market $262,900 Active 27 DOM
32. 2026-10-07
    days on market $262,900 Active 26 DOM
33. 2026-10-06
    days on market $262,900 Active 25 DOM
34. 2026-10-05
    days on market $262,900 Active 24 DOM
35. 2026-10-04
    days on market $262,900 Active 23 DOM
36. 2026-10-03
    days on market $262,900 Active 22 DOM
37. 2026-10-02
    days on market $262,900 Active 21 DOM
38. 2026-10-01
    days on market $262,900 Active 20 DOM
39. 2026-09-30
    days on market $262,900 Active 19 DOM
40. 2026-09-29
    days on market $262,900 Active 18 DOM
41. 2026-09-28
    days on market $262,900 Active 17 DOM
42. 2026-09-27
    days on market $262,900 Active 16 DOM
43. 2026-09-26
    days on market $262,900 Active 15 DOM
44. 2026-09-25
    days on market $262,900 Active 14 DOM
45. 2026-09-24
    days on market $262,900 Active 13 DOM
46. 2026-09-23
    days on market $262,900 Active 12 DOM
47. 2026-09-22
    days on market $262,900 Active 11 DOM
48. 2026-09-21
    days on market $262,900 Active 10 DOM
49. 2026-09-20
    days on market $262,900 Active 9 DOM
50. 2026-09-19
    days on market $262,900 Active 8 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,669
• − Mortgage interest: −$14,726
• − Property taxes: −$3,944
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$6,420
• − Depreciation: −$7,648
• Taxable loss: −$16,690
• Est. tax savings @ 24.0%: +$4,006
• After-tax cash flow: $-7,888/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $2,495–$7,485 screening

This modern, well-maintained townhouse in Caspian Brooklyn Basin offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Updating the flooring in the kitchen and bathrooms — Modern flooring can improve the home's aesthetic and functionality. ↑
• Both Adding smart home features — Smart home technology can increase convenience and appeal to potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the home's functionality and appeal to potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Franklin Elementary Middle Westlake Middle High Oakland High

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

B Composite livability gradescore 71/100

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 · 1,928,884 people
• City population: 385,993
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Asian 32% Hispanic / Latino 25% White 20% Black 16% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Languages at home: 47% English-only · Spanish 19% Chinese 14% Vietnamese 7%

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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: ▼ -798.52%
• Current HPI: 334.5111
• Rent YoY: ▲ 1.86%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• HOA & community: Monthly HOA duesCommunity amenities include clubhouse, fitness center, roof deck, spa/hot tub, game room, laundry room, and picnic areaHOA fee covers reserves, trash, common heating, common hot water, management, common area maintenance, exterior maintenance and grounds maintenance

Exterior

• Parking: Attached garage
• Utilities: Public waterPublic sewerElectric service includes solar
• Home design: Condominium (residential)Built in 2023New construction
• Construction: Built 2023Signature Development builder
• Exterior features: Corner lotRoof deckBBQ areaPicnic areaLandscaped grounds (common area maintenance handled by association)

Interior

• Kitchen: DishwasherElectric range / cooktopRefrigeratorUpdated kitchen
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingHeat pump cooling (no separate air conditioning)
• Interior features: Converted unit with an updated kitchenElevator accessWindow coverings
• Laundry & utility: In-unit washer and dryer

Price history

3 events — show timeline

• 2026-09-11 Listed $262,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-07-11 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR