717 Brockhurst St · Oakland, CA 94609

$849,000

2 bd · 4.0 ba · 2,218 sqft · MultiFamily public records · 13 Days on market

Built 1910 2,838 sqft lot Est $1282k · 34% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• 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: 4 units. confirmed

Listing remarks MLS

Two 1Br, 1bath units and Two studio and 1bath units. Good for investment or live in one and rent others. Shown by appoitment only. property to be sold as is. buyer to verify sqft and bed/bath count.

Key facts

• 2,838 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/?-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $335/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 $841k (0.9% below list).
• Recommended offer: $841k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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); 85 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,412/mo this rent would consume 94% of the median local household income ($108k/yr) (locally 1721% 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 $25k 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 + 6.5% rent growth), your $238k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago 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.
• Current owner paid $725k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $841,200 (0.9% 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 1910 — 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: 0.99% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $1,282,004
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
699 33rd St	0.05mi	3/2.0 (+1)	1,951 (-12%)	5mo	$580,000	$297	61
449 37th St	0.51mi	2/3.0	1,904 (-14%)	11mo	$1,100,000	$578	40
3781 Manila Ave	0.74mi	3/2.0 (+1)	2,038 (-8%)	1mo	$1,225,000	$601	38

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 · 6.51% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-21,660
• Equity at exit: $126,589

10-year hold

• IRR: 10.6%
• Equity multiple: 1.95×
• Total profit: $225,847
• Equity at exit: $73,406

Cash invested: $237,720 (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 94609

• Rents YoY: 6.5%
• Active inventory: 85
• Price-to-rent: 33.6×

Monthly cashflow live

• Estimated rent: $8,412 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$499 /mo · $5,987/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,767
• Net cashflow: $1,341

Break-even live

Break-even rent $6,715

Max offer price $849,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	—	$8,412
Total (4 units)			$8,412

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 Martin Luther King Junior Way Oakland, CA	3.0	1.0	1700	$2,990	$1.76	44d	1	0.16mi
835 35th St Unit 1 Oakland, CA	3.0	2.0	1400	$2,950	$2.11	44d	1	0.22mi
896 31st St Oakland, CA	3.0	2.0	1400	$2,250	$1.61	44d	1	0.23mi
2933 McClure St Oakland, CA	3.0	2.0	1440	$4,850	$3.37	3d	1	0.38mi
1123 30th St Unit 1 Oakland, CA	3.0	2.5	2083	$4,895	$2.35	44d	1	0.50mi
1123 30th St Emeryville, CA	3.0	2.0	2083	$4,895	$2.35	44d	1	0.50mi
471 26th St Oakland, CA	1.0–3.0	1.0–3.0	967	$3,008	$3.11	2d	8	0.51mi
3093 Broadway Oakland, CA	3.0	1.0–2.0	972	$3,601	$3.70	2d	24	0.58mi
3240 Peralta St #10 Emeryville, CA	2.0	2.0	1766	$3,950	$2.24	24d	1	0.61mi
3415 Haven St Emeryville, CA	3.0	2.5	1900	$4,200	$2.21	11d	1	0.70mi
1255 26th St #106 Oakland, CA	2.0	2.0	1750	$2,795	$1.60	5d	1	0.75mi
2016 Telegraph Ave Oakland, CA	3.0	1.0–3.0	1026	$5,393	$5.26	2d	8	0.85mi
3123 Harrison St Oakland, CA	3.0	2.0	1450	$3,800	$2.62	5d	1	0.88mi
500 William St Oakland, CA	3.0	1.0–2.0	1108	$3,883	$3.50	2d	16	0.88mi
1401 Park Ave Emeryville, CA	3.0	1.0–2.5	1191	$4,595	$3.86	10d	1	1.02mi
4510 Hubbard St Emeryville, CA	1.0–3.0	1.0–2.0	1221	$4,156	$3.40	2d	12	1.09mi
1389 Jefferson St Oakland, CA	3.0	1.0–3.0	1166	$3,718	$3.19	2d	14	1.17mi
482 Jean St Oakland, CA	3.0	2.0	1595	$4,800	$3.01	24d	1	1.31mi
1216 10th St Oakland, CA	3.0	2.0	1750	$3,399	$1.94	44d	1	1.37mi
520 Van Buren Ave Oakland, CA	1.0–3.0	1.0–2.0	974	$2,895	$2.97	44d	9	1.38mi
104 Olive Ave Piedmont, CA	3.0	2.0	1767	$5,500	$3.11	24d	1	1.39mi
1100 Webster St Oakland, CA	3.0	1.0–2.0	958	$4,096	$4.28	2d	7	1.41mi
5263 Locksley Ave Oakland, CA	3.0	2.0	2165	$5,500	$2.54	5d	1	1.45mi

Listing history 14 events

1. 2026-04-15
   soldstatus $725,000
2. 2026-02-25
   status Pending
3. 2026-02-12
   listed $849,000 Active
4. 2012-12-17
   historical
5. 2012-12-13
   status Back On Market
6. 2012-12-04
   status Pending
7. 2012-11-14
   listed New
8. 2010-07-12
   soldstatus $115,000 Sold 198-char remark

   Show marketing remark (198 chars)

   Two 1Br, 1bath units and Two studio and 1bath units. Good for investment or live in one and rent others. Shown by appoitment only. property to be sold as is. buyer to verify sqft and bed/bath count.

9. 2010-04-20
   status Pending 198-char remark

   Show marketing remark (198 chars)

   Two 1Br, 1bath units and Two studio and 1bath units. Good for investment or live in one and rent others. Shown by appoitment only. property to be sold as is. buyer to verify sqft and bed/bath count.

10. 2009-11-05
    listed $299,000 New 198-char remark

    Show marketing remark (198 chars)

    Two 1Br, 1bath units and Two studio and 1bath units. Good for investment or live in one and rent others. Shown by appoitment only. property to be sold as is. buyer to verify sqft and bed/bath count.

11. 2006-04-21
    soldstatus $500,000
12. 2006-04-21
    soldstatus $500,000
13. 2006-04-19
    historical
14. 2006-01-30
    listed $500,000

ⓘ 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: $5,987 · $499/mo
• Projected year-2 tax: $6,452 · $538/mo
• Expected delta: +$465/yr (+$39/mo · 7.8%)

ⓘ 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 ≥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: $100,944
• − Mortgage interest: −$47,557
• − Property taxes: −$5,987
• − Insurance: −$4,245
• − Repairs & maintenance: −$8,076
• − Management: −$8,076
• − Depreciation: −$24,698
• Taxable income: $2,305
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $15,533/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): 23,928
• Household income: $107,834
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 1721.0

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 0.74)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 14% Two or more races 13% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 3% Chinese 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: ▼ -765.68%
• Current HPI: 327.2982
• Rent YoY: ▲ 6.51%
• 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

+45.0% since first listed

14 events — show timeline

• 2026-04-15 Sold (Public Records) $725,000 Public Records
• 2026-02-25 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-12 Listed $849,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-12-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-12-13 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-12-04 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-11-14 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-07-12 Sold (MLS) $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-04-20 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-11-05 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-04-21 Sold (Public Records) $500,000 Public Records
• 2006-04-21 Sold (MLS) $500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-04-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-01-30 Listed $500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-3.0%/yr

Latest (2025): $5,987 · +5.7% YoY. Source: county tax records.