84 Monte Vista Ave · Oakland, CA 94611

$1,050,000

8 bd · 4.0 ba · 3,220 sqft · MultiFamily public records · 45 Days on market

Built 1964 3,954 sqft lot $326/sqft · 18% below area Est $1287k · 18% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 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

Rare 4-unit offering steps from Piedmont Avenue, one of Oakland’s most desirable retail and dining corridors. The property is 100% leased and consists of four 2-bedroom, 1-bath units (±805 SF each), totaling 3,220 SF. The property offers stable in-place tenancy, including one recently renovated unit. Features include three on-site parking spaces, a shared rear yard with a tranquil, park-like setting, and a recently upgraded balcony with SB 721 compliance completed. Opportunities like this rarely come available in such a highly sought-after location.

Key facts

• 4 unit offering
• Long-term tenancy
• Piedmont avenue

Tags

• 4 UNIT OFFERING
• PIEDMONT AVENUE
• RETAIL AND DINING CORRIDORS
• STABLE IN-PLACE INCOME
• LONG-TERM TENANCY
• RECENTLY RENOVATED UNIT

Property features AI

Exterior

• Parking: Parking lot with 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (quadruplex); Built in 1964
• Construction: Brick and wood siding construction
• Exterior features: Level lot with back yard

Interior

• Bathrooms: Four units each with 1 bathroom
• Heating & cooling: Wall furnace heating; No air conditioning
• Interior features: Yard space; Garden

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $258/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 $985k (6.2% below list).
• Recommended offer: $985k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+3.9%/yr); 191 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $9,850/mo this rent would consume 65% of the median local household income ($181k/yr) (locally 1668% 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 $7k of loan paydown is wiped out by about $32k 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 45 days — a 3% lower offer ($1.02M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; list at $1.05M implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $985,000 (6.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $1,286,630
• List price: $1,050,000
• Delta: -18.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3501 Richmond Blvd	0.32mi	8/4.0	3,288 (+2%)	24mo	$1,600,000	$487	62

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-95,137
• Equity at exit: $156,558

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $40,512
• Equity at exit: $90,785

Cash invested: $294,000 (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 94611

• Rents YoY: 3.9%
• Active inventory: 191
• Price-to-rent: 35.5×

Monthly cashflow live

• Estimated rent: $9,850 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$805 /mo · $9,661/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,068
• Net cashflow: $1,033

Break-even live

Break-even rent $8,543

Max offer price $1,050,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,852
Total (4 units)			$9,850

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,050,000 Active 45 DOM
2. 2026-06-17
   days on market $1,050,000 Active 44 DOM
3. 2026-06-16
   days on market $1,050,000 Active 43 DOM
4. 2026-06-15
   days on market $1,050,000 Active 42 DOM
5. 2026-06-13
   days on market $1,050,000 Active 40 DOM
6. 2026-06-13
   days on market $1,050,000 Active 39 DOM
7. 2026-06-09
   days on market $1,050,000 Active 36 DOM
8. 2026-06-08
   days on market $1,050,000 Active 35 DOM
9. 2026-06-07
   days on market $1,050,000 Active 34 DOM
10. 2026-06-04
    days on market $1,050,000 Active 31 DOM
11. 2026-06-03
    days on market $1,050,000 Active 30 DOM
12. 2026-06-02
    days on market $1,050,000 Active 29 DOM
13. 2026-06-01
    days on market $1,050,000 Active 28 DOM
14. 2026-05-31
    days on market $1,050,000 Active 27 DOM
15. 2026-05-04
    listed $1,050,000 Active 568-char remark
16. 1985-06-24
    soldstatus $210,000

ⓘ 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: $9,661 · $805/mo
• Projected year-2 tax: $9,661 · $805/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 3/10 Moderate 7 d/yr ≥84°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: $118,200
• − Mortgage interest: −$58,816
• − Property taxes: −$9,661
• − Insurance: −$5,250
• − Repairs & maintenance: −$9,456
• − Management: −$9,456
• − Depreciation: −$30,545
• Taxable loss: −$4,984
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $13,588/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): 40,116
• Household income: $180,549
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 1668.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Asian 17% Two or more races 12% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Romanian 3% Slovak 3%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 80% English-only · Chinese 5% Other Indo-European 4% Spanish 3%

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: ▼ -911.78%
• Current HPI: 247.5452
• Rent YoY: ▲ 3.94%
• 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

+400.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $1,050,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1985-06-24 Sold (Public Records) $210,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $9,661 · +4.8% YoY. Source: county tax records.