260 Brooklyn Basin Way #437 · Oakland, CA 94606

$262,900

1 bd · 1.0 ba · 499 sqft · Condo · 12 Days on market

Built 2023 Good condition Garage $527/sqft · 12% below area Est $298k · 12% under $535/mo HOA · 30% 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 +12.9/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Cash flow +2.3/30.0
• 1% rule +1.8/10.0
• 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 $-939 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (51.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (32.0% below list).
• Recommended offer: $127k (51.7% below list) — sets the bar for cash-flow.

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); 194 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: HOA is 30% of rent.

Recommended offer $127,095 (51.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 2.01%
• Cash-on-cash: -15.30%
• DSCR: 0.32
• GRM: 12.2

CMA / ARV

• ARV (median comp): $298,450
• List price: $262,900
• Delta: -11.91%
• 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 #567	0.00mi	1/1.0	499 (0%)	3mo	$262,900	$527	98
260 Brooklyn Basin Way #464	0.00mi	1/1.0	550 (+10%)	0mo	$289,900	$527	83
260 Brooklyn Basin Way #452	0.00mi	1/1.0	550 (+10%)	2mo	$280,900	$511	82
260 Brooklyn Basin Way #525	0.00mi	1/1.0	550 (+10%)	2mo	$297,900	$542	81
260 Brooklyn Basin Way #550	0.00mi	1/1.0	550 (+10%)	3mo	$274,900	$500	81
260 Brooklyn Basin Way #460	0.00mi	1/1.0	621 (+24%)	1mo	$329,900	$531	74
260 Brooklyn Basin Way #540	0.00mi	1/1.0	621 (+24%)	1mo	$299,000	$481	74
260 Brooklyn Basin Way #424	0.00mi	1/1.0	621 (+24%)	2mo	$324,900	$523	73
260 Brooklyn Basin Way #411	0.00mi	1/1.0	621 (+24%)	2mo	$334,900	$539	73
260 Brooklyn Basin Way #409	0.00mi	1/1.0	621 (+24%)	2mo	$319,900	$515	73
3 Embarcadero #338	0.58mi	1/1.0	476 (-5%)	1mo	$240,000	$504	65
989 Franklin St #523	1.15mi	1/1.0	571 (+14%)	3mo	$270,000	$473	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: -47.4%
• Equity multiple: -0.41×
• Total profit: $-104,049
• Equity at exit: $39,199

10-year hold

• IRR: —
• Equity multiple: -1.37×
• Total profit: $-174,266
• 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: +9.9% 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: 194
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$535
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-939

Break-even live

Break-even rent $2,977

Max offer price $127,095

Occupancy floor —

Sensitivity live

Price	-10% $-757	-5% $-848	+0% $-939	+5% $-1,029	+10% $-1,120
Rent	-10% $-1,080	-5% $-1,009	+0% $-939	+5% $-868	+10% $-797
Rate	-1.0pp $-806	-0.5pp $-872	base $-939	+0.5pp $-1,007	+1.0pp $-1,076

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 6th Ave Oakland, CA	—	1.0	304	$1,723	$5.66	5d	8	0.29mi
1600 3rd Ave Oakland, CA	2.0	1.0	250	$1,595	$6.38	33d	1	0.70mi
1122 E 17th St Apt 4 Oakland, CA	—	1.0	342	$1,495	$4.37	139d	1	0.74mi
184 13th St Oakland, CA	3.0	1.0	815	$1,928	$2.37	56d	8	0.94mi
1428 Jackson St Oakland, CA	—	1.0	363	$1,695	$4.67	139d	1	0.99mi
1428 Jackson St Oakland, CA	2.0	1.0	492	$1,910	$3.88	6d	1	0.99mi
1325 E 21st St Oakland, CA	1.0	1.0	375	$1,600	$4.27	139d	1	1.02mi
1502 Jackson St Oakland, CA	—	1.0	350	$1,625	$4.64	29d	1	1.03mi
1511 Jackson St Oakland, CA	—	1.0	205	$1,495	$7.29	10d	1	1.06mi
1502 Alice St Apt 9 Oakland, CA	—	1.0	345	$1,595	$4.62	108d	1	1.10mi
1461 Alice St Oakland, CA	1.0	1.0	415	$1,895	$4.57	5d	4	1.10mi
392 11th St Oakland, CA	1.0	1.0	191	$945	$4.93	94d	3	1.13mi
233 Broadway Oakland, CA	1.0	1.0	352	$2,638	$7.49	2d	14	1.17mi
1510 Webster St Oakland, CA	1.0–2.0	1.0	478	$1,859	$3.89	0d	4	1.20mi
1515 Webster St Oakland, CA	—	1.0	200	$1,125	$5.62	111d	1	1.22mi
2308 Foothill Blvd Unit 16 Oakland, CA	—	1.0	318	$1,350	$4.25	139d	1	1.36mi
438 Staten Ave Oakland, CA	—	1.0	350	$1,450	$4.14	24d	1	1.42mi
1950 Broadway Oakland, CA	4.0	1.0–2.0	719	$2,987	$4.15	0d	50	1.46mi
685 9th St Oakland, CA	—	1.0	370	$1,868	$5.05	0d	9	1.49mi
410 Bellevue Ave Oakland, CA	—	1.0	355	$1,595	$4.49	139d	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 18 events

1. 2026-09-23
   days on market $262,900 Active 12 DOM
2. 2026-09-22
   days on market $262,900 Active 11 DOM
3. 2026-09-21
   days on market $262,900 Active 10 DOM
4. 2026-09-20
   days on market $262,900 Active 9 DOM
5. 2026-09-19
   days on market $262,900 Active 8 DOM
6. 2026-09-18
   days on market $262,900 Active 7 DOM
7. 2026-09-17
   days on market $262,900 Active 6 DOM
8. 2026-09-16
   days on market $262,900 Active 5 DOM
9. 2026-09-15
   days on market $262,900 Active 4 DOM
10. 2026-09-14
    days on market $262,900 Active 3 DOM
11. 2026-09-13
    days on market $262,900 Active 2 DOM
12. 2026-09-12
    days on marketlisting id $262,900 Active 1 DOM
13. 2026-07-11
    days on market $262,900 Active 4 DOM
14. 2026-07-10
    days on market $262,900 Active 3 DOM
15. 2026-07-09
    days on market $262,900 Active 2 DOM
16. 2026-07-08
    statusdays on marketlisting id $262,900 Active 1 DOM
17. 2026-05-15
    status Pending
18. 2026-05-12
    listed $262,900 Active

ⓘ 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: $21,468
• − Mortgage interest: −$14,726
• − Property taxes: −$3,944
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$6,420
• − Depreciation: −$7,648
• Taxable loss: −$16,019
• Est. tax savings @ 24.0%: +$3,845
• After-tax cash flow: $-7,418/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%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• 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

6 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
• 2026-07-07 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-12 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR