1820 International Blvd · Oakland, CA 94606

$699,000

4 bd · 4.0 ba · 1,938 sqft · MultiFamily public records · 6 Days on market

Built 1901 3,500 sqft lot Est $614k · 14% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great investment opportunity to own this well-maintained four-plex at 1820 International Boulevard! All four units are currently occupied with strong, stable tenants generating $6,175 in total monthly rental income as of 2026 projections. Unit 1: $1,860/mo (tenant pays PG & E) Unit 2: $1,615/mo (tenant pays PG & E + water) Unit 3: $1,500/mo (tenant pays PG & E + water) Unit 4: $1,200/mo (owner covers utilities) This translates to an impressive annual gross income of approximately $74,100. Monthly operating expenses are very reasonable at just $1,020, delivering strong net cash flow for investors. The property features a mix of unit types including a large two-bedroom unit with

Key facts

• 3,500 sq ft lot
• Built 1901
• Listed 5 days

Property features AI

Exterior

• Parking: Off-street parking with 4 total spaces (approximately 1 space per unit; some entries note 2 spaces per unit allocation)
• Security: Security gate
• Utilities: Public water; Public sewer; Cable connected; Individual electric meters; Individual gas meters
• Home design: Residential income property — quadruplex; Built in 1901
• Construction: Vinyl siding and wood siding
• Exterior features: Front yard; Garden; Security gate

Interior

• Flooring: Concrete; Hardwood; Laminate
• Bathrooms: Four units with a total of 5 bathrooms (Unit 1: 2 baths; Units 2–4: 1 bath each)
• Heating & cooling: Natural gas heating; No central air conditioning (no AC in Units 3 and 4; Unit 2 has air conditioning)
• Interior features: Window coverings; Concrete, hardwood, and laminate floors

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $582/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Cap rate 10.3% 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 (+1.9%/yr); 127 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,487/mo this rent would consume 141% of the median local household income ($72k/yr) (locally 3757% 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $196k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $699k implies a 722% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $699,000

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 1901 — 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: 1.21% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $614,346
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1829 E 22nd St	0.46mi	4/4.0	1,664 (-14%)	1mo	$640,000	$385	54
2141 11th Ave	0.65mi	4/2.0	1,702 (-12%)	6mo	$540,000	$317	36
2232 11th Ave	0.68mi	5/2.0 (+1)	2,189 (+13%)	6mo	$680,000	$311	29

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $25,267
• Equity at exit: $104,223

10-year hold

• IRR: 11.9%
• Equity multiple: 1.89×
• Total profit: $173,760
• Equity at exit: $60,437

Cash invested: $195,720 (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 94606

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $8,487 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$419 /mo · $5,030/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,782
• Net cashflow: $2,329

Break-even live

Break-even rent $5,539

Max offer price $699,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,488
Total (4 units)			$8,487

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	43d	1	0.80mi
2203 8th Ave Unit 2 Oakland, CA	4.0	2.0	1300	$3,100	$2.38	4d	1	0.85mi
260 Brooklyn Basin Way Oakland, CA	3.0	1.0–2.0	961	$4,554	$4.74	3d	10	0.92mi
37 8th Ave Oakland, CA	3.0	1.0–2.0	963	$4,437	$4.61	2d	17	1.02mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	24d	1	1.03mi
2900 Sheffield Ave Oakland, CA	4.0	2.0	1692	$7,000	$4.14	3d	1	1.21mi
1518 Clement Ave Alameda, CA	3.0	1.0–3.0	1108	$5,961	$5.38	1d	21	1.22mi
1200 Lakeshore Ave Oakland, CA	1.0–3.0	1.5–2.5	1332	$10,245	$7.69	1d	14	1.24mi
527 Merritt Ave Oakland, CA	3.0	2.0	1530	$4,800	$3.14	1d	1	1.46mi
529 Merritt Ave Oakland, CA	3.0	2.0	1380	$4,500	$3.26	17d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $699,000 Active 6 DOM
2. 2026-06-17
   days on market $699,000 Active 5 DOM
3. 2026-06-16
   days on market $699,000 Active 4 DOM
4. 2026-06-15
   days on market $699,000 Active 3 DOM
5. 2026-06-13
   statusdays on market $699,000 Active 1 DOM
6. 2026-06-09
   days on market $699,000 Coming Soon 5 DOM
7. 2026-06-08
   days on market $699,000 Coming Soon 4 DOM
8. 2026-06-07
   remarks 687-char remark
9. 2026-06-07
   listed $699,000 Coming Soon 3 DOM

ⓘ 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: $5,030 · $419/mo
• Projected year-2 tax: $5,312 · $443/mo
• Expected delta: +$282/yr (+$23/mo · 5.6%)

ⓘ 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 · 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: $101,844
• − Mortgage interest: −$39,155
• − Property taxes: −$5,030
• − Insurance: −$3,495
• − Repairs & maintenance: −$8,148
• − Management: −$8,148
• − Depreciation: −$20,335
• Taxable income: $17,534
• Est. tax owed @ 24.0%: −$4,208
• After-tax cash flow: $23,736/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): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 3757.0

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 0.77)
• 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%

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

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

+319.8% since first listed

7 events — show timeline

• 2026-06-04 Coming Soon $699,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-04 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-15 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-14 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-05 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1997-07-03 Sold (Public Records) $85,000 Public Records
• 1997-04-08 Sold (Public Records) $166,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,030 · +5.6% YoY. Source: county tax records.