3002 Bona St · Oakland, CA 94601

$1,199,000

10 bd · 9.0 ba · 5,148 sqft · MultiFamily public records · 183 Days on market

Built 1962 9,147 sqft lot $233/sqft · at area comps Est $1192k · at est.

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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 +7.3/15.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to this expansive 5,148 sq ft property located in the vibrant city of Oakland. This Apartment Building is nestled on a generous lot of over 9,000 sq ft, providing ample space for various activities. The kitchen is well-equipped with a gas oven range, refrigerator, and tile countertops, with appliances varying by unit to meet diverse needs. The flooring includes both laminate and tile, adding durability and style throughout. The cozy living area features a wall furnace for heating comfort, perfect for cooler evenings. The property includes a security gate, enhancing safety and privacy. For convenience, laundry facilities are coin-operated, serving the household's needs effectively. The residence falls within the Oakland Unified School District, providing access to local educational institutions. This home combines functionality with comfort, offering a unique opportunity in Oakland.

Key facts

• Laminate flooring
• Security gate
• Tile countertops

Tags

• GAS OVEN RANGE
• TILE COUNTERTOPS
• LAMINATE FLOORING
• SECURITY GATE
• COIN-OPERATED LAUNDRY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-4k ($-54k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $466k (61.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $540k (55.0% below list).
• Recommended offer: $466k (61.1% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 2.4% 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: 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); 116 active listings in the ZIP; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $5,399/mo this rent would consume 90% of the median local household income ($72k/yr) (locally 3603% 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 $8k of loan paydown is wiped out by about $36k 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 183 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y 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 $830k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $466,176 (61.1% 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 183 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.45% ✗
• Cap rate: 1.82%
• Cash-on-cash: -15.96%
• DSCR: 0.29
• GRM: 18.5

CMA / ARV

• ARV (median comp): $1,192,397
• List price: $1,199,000
• Delta: 0.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 Brookdale Ave	0.33mi	9/— (-1)	5,453 (+6%)	6mo	$1,025,000	$188	65

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -46.3%
• Equity multiple: -0.41×
• Total profit: $-473,402
• Equity at exit: $178,775

10-year hold

• IRR: -79.7%
• Equity multiple: -1.25×
• Total profit: $-756,549
• Equity at exit: $103,668

Cash invested: $335,720 (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 94601

• Rents YoY: 3.9%
• Active inventory: 116
• Price-to-rent: 37.0×

Monthly cashflow live

• Estimated rent: $5,399 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$1,942 /mo · $23,309/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $-4,464

Break-even live

Break-even rent $11,050

Max offer price $466,176

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,400
Total (2 units)			$5,399

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $1,199,000 Active 183 DOM
2. 2026-06-17
   days on market $1,199,000 Active 182 DOM
3. 2026-06-16
   days on market $1,199,000 Active 181 DOM
4. 2026-06-15
   days on market $1,199,000 Active 180 DOM
5. 2026-06-13
   days on market $1,199,000 Active 178 DOM
6. 2026-06-13
   days on market $1,199,000 Active 177 DOM
7. 2026-06-09
   days on market $1,199,000 Active 174 DOM
8. 2026-06-08
   days on market $1,199,000 Active 173 DOM
9. 2026-06-07
   days on market $1,199,000 Active 172 DOM
10. 2026-06-04
    days on market $1,199,000 Active 169 DOM
11. 2026-06-03
    days on market $1,199,000 Active 168 DOM
12. 2026-06-02
    days on market $1,199,000 Active 167 DOM
13. 2026-06-01
    days on market $1,199,000 Active 166 DOM
14. 2026-05-31
    days on market $1,199,000 Active 165 DOM
15. 2025-12-18
    listed $1,199,000 Active 902-char remark

    Show marketing remark (902 chars)

    Welcome to this expansive 5,148 sq ft property located in the vibrant city of Oakland. This Apartment Building is nestled on a generous lot of over 9,000 sq ft, providing ample space for various activities. The kitchen is well-equipped with a gas oven range, refrigerator, and tile countertops, with appliances varying by unit to meet diverse needs. The flooring includes both laminate and tile, adding durability and style throughout. The cozy living area features a wall furnace for heating comfort, perfect for cooler evenings. The property includes a security gate, enhancing safety and privacy. For convenience, laundry facilities are coin-operated, serving the household's needs effectively. The residence falls within the Oakland Unified School District, providing access to local educational institutions. This home combines functionality with comfort, offering a unique opportunity in Oakland.

16. 2025-12-18
    listed $1,199,000 Active 902-char remark

    Show marketing remark (902 chars)

    Welcome to this expansive 5,148 sq ft property located in the vibrant city of Oakland. This Apartment Building is nestled on a generous lot of over 9,000 sq ft, providing ample space for various activities. The kitchen is well-equipped with a gas oven range, refrigerator, and tile countertops, with appliances varying by unit to meet diverse needs. The flooring includes both laminate and tile, adding durability and style throughout. The cozy living area features a wall furnace for heating comfort, perfect for cooler evenings. The property includes a security gate, enhancing safety and privacy. For convenience, laundry facilities are coin-operated, serving the household's needs effectively. The residence falls within the Oakland Unified School District, providing access to local educational institutions. This home combines functionality with comfort, offering a unique opportunity in Oakland.

17. 2004-06-18
    soldstatus $830,000
18. 2004-06-15
    soldstatus $830,000
19. 2004-04-14
    listed $879,000
20. 2000-06-06
    soldstatus $500,000
21. 1997-05-06
    listed $395,000
22. 1997-03-19
    listed $417,000
23. 1996-03-29
    listed $399,000
24. 1995-03-12
    listed $399,950
25. 1994-07-03
    listed $417,000
26. 1978-12-21
    soldstatus $142,000

ⓘ 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: $23,309 · $1,942/mo
• Projected year-2 tax: $23,309 · $1,942/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 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,788
• − Mortgage interest: −$67,163
• − Property taxes: −$23,309
• − Insurance: −$5,995
• − Repairs & maintenance: −$5,183
• − Management: −$5,183
• − Depreciation: −$34,880
• Taxable loss: −$76,925
• Est. tax savings @ 24.0%: +$18,462
• After-tax cash flow: $-35,112/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): 53,259
• Household income: $72,359
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3603.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% Black 13% White 11% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 46% Chinese 5% Vietnamese 4%

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: ▼ -1045.52%
• Current HPI: 347.3256
• Rent YoY: ▲ 3.89%
• 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

+744.4% since first listed

12 events — show timeline

• 2025-12-18 Listed $1,199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-18 Listed $1,199,000 MLSListings
• 2004-06-18 Sold (Public Records) $830,000 Public Records
• 2004-06-15 Sold (MLS) $830,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-04-14 Listed $879,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-06-06 Sold (Public Records) $500,000 Public Records
• 1997-05-06 Listed $395,000 San Francisco MLS
• 1997-03-19 Listed $417,000 San Francisco MLS
• 1996-03-29 Listed $399,000 San Francisco MLS
• 1995-03-12 Listed $399,950 San Francisco MLS
• 1994-07-03 Listed $417,000 San Francisco MLS
• 1978-12-21 Sold (Public Records) $142,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $23,309 · +4.8% YoY. Source: county tax records.