11070 San Leandro St · Oakland, CA 94603

$450,000

4 bd · 4.0 ba · 1,280 sqft · MultiFamily public records · 9 Days on market

Built 1956 1,270 sqft lot Est $535k · 16% 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 +20.5/30.0
• ARV discount +14.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 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: 2 units. confirmed

Listing remarks

Entrance to this building from both San Leandro St. and from Apricot Street. One step away from the City of San Leandro. This is a warehouse type of a duplex, high ceilings with many possibilities, you might want to check with city about a store or a fast-food type of an establishment, maybe an auto parts store? With no parking on property, but lots of parking around the building on both Apricot St. and San Leandro St. A lot of improvements have been made two remodeled bathrooms and a new roof. You might need to take a look at it before it's gone.

Key facts

• Lots of parking
• High ceilings
• New roof

Tags

• REMODELED BATHROOMS
• NEW ROOF
• HIGH CEILINGS
• WAREHOUSE TYPE DUPLEX
• LOTS OF PARKING

Property features AI

Finance

• Financial info: Two-unit income property

Exterior

• Parking: Parking details not provided
• Security: No security features provided
• Utilities: Public water; Natural gas connected; Separate meters for electric, gas, and water
• Home design: Duplex (residential income); Built in 1956
• Construction: Stucco and plaster construction
• Exterior features: No yard; Irregular, level lot

Interior

• Kitchen: Gas water heater
• Bedrooms: Two-unit property (unit-level bedroom counts not provided)
• Flooring: Concrete flooring
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: No air conditioning; Natural gas connected
• Interior features: Storage areas; Accessible doors
• Laundry & utility: Separate electric, gas, and water meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive. Per door: $298/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 $438k (2.7% below list).
• Recommended offer: $438k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+1.6%/yr); 98 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $4,380/mo this rent would consume 69% of the median local household income ($77k/yr) (locally 2061% 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 $3k of loan paydown is wiped out by about $14k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $80k; list at $450k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $438,000 (2.7% 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 1956 — 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: 0.97% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $535,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10702 Apricot St	0.23mi	4/2.0	1,398 (+9%)	20mo	$585,000	$418	50

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-41,211
• Equity at exit: $67,096

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-11,955
• Equity at exit: $38,908

Cash invested: $126,000 (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 94603

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $4,380 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$317 /mo · $3,801/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$920
• Net cashflow: $596

Break-even live

Break-even rent $3,625

Max offer price $450,000

Occupancy floor 81%

Sensitivity live

Price	-10% $851	-5% $723	+0% $596	+5% $469	+10% $341
Rent	-10% $250	-5% $423	+0% $596	+5% $769	+10% $942
Rate	-1.0pp $823	-0.5pp $711	base $596	+0.5pp $479	+1.0pp $361

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,380
Total (2 units)			$4,380

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Durant Ave San Leandro, CA	3.0	2.0	1488	$3,400	$2.28	5d	1	0.51mi
1211 98th Ave Unit 1211 Oakland, CA	4.0	2.0	1630	$3,300	$2.02	44d	1	0.80mi
997 Karol Way San Leandro, CA	3.0	1.5	1250	$3,095	$2.48	44d	1	0.85mi
1724 96th Ave Oakland, CA	4.0	2.0	1743	$4,000	$2.29	0d	1	1.07mi
1510 Timothy Dr San Leandro, CA	3.0	1.0	1015	$4,000	$3.94	24d	1	1.10mi
9887 MacArthur Blvd Unit E Oakland, CA	3.0	3.0	1296	$3,595	$2.77	44d	1	1.27mi
1008 88th Ave Oakland, CA	3.0	1.0	1464	$3,400	$2.32	44d	1	1.28mi
2025 Washington Ave San Leandro, CA	3.0	1.5	1200	$3,495	$2.91	44d	1	1.36mi
9220 Bancroft Ave Unit B Oakland, CA	3.0	1.0	960	$3,600	$3.75	44d	1	1.45mi
2702 99th Ave Oakland, CA	4.0	1.0	1750	$4,200	$2.40	44d	1	1.45mi

Listing history 8 events

1. 2026-06-18
   days on market $450,000 Active 9 DOM
2. 2026-06-17
   days on market $450,000 Active 8 DOM
3. 2026-06-16
   days on market $450,000 Active 7 DOM
4. 2026-06-15
   days on market $450,000 Active 6 DOM
5. 2026-06-13
   days on market $450,000 Active 4 DOM
6. 2026-06-13
   days on market $450,000 Active 3 DOM
7. 2026-06-10
   remarks 553-char remark
8. 2026-06-10
   listed $450,000 Active 1 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: $3,801 · $317/mo
• Projected year-2 tax: $3,801 · $317/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: $52,560
• − Mortgage interest: −$25,207
• − Property taxes: −$3,801
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,205
• − Management: −$4,205
• − Depreciation: −$13,091
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $7,201/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): 35,742
• Household income: $76,723
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2061.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% Asian 5% White 4% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 51%
• Foreign-born: 37% · Canada, China, Vietnam
• Languages at home: 37% English-only · Spanish 56% Other Asian/Pacific 2% Chinese 1%

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: ▼ -665.46%
• Current HPI: 396.0247
• Rent YoY: ▲ 1.58%
• 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

+837.5% since first listed

20 events — show timeline

• 2026-06-09 Listed $450,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-08 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-24 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-26 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-28 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-12-11 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-10 Listed $525,000 BAREIS
• 2011-03-29 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-11-23 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-10-29 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-10-03 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-11-16 Sold (MLS) $80,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-11-04 Sold (Public Records) $80,000 Public Records
• 2009-10-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-10-11 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-09-09 Price Changed $69,200 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-08-21 Listed $74,200 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1989-12-05 Sold (Public Records) $90,000 Public Records
• 1986-08-29 Sold (Public Records) $48,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,801 · +5.0% YoY. Source: county tax records.