6230 Hayes St · Oakland, CA 94621

$430,000

3 bd · 2.0 ba · 1,501 sqft · MultiFamily public records · 61 Days on market

Built 1959 3,750 sqft lot Est $546k · 21% under ↓ 14% since listing

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Why this score? — see what drove the B- 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +7.0/10.0
• 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: 2 units. confirmed

Listing remarks

Back on Market! For homeowners and investors alike, this versatile duplex at 6230 Hayes Street presents an exceptional opportunity in Oakland. Featuring two units — one 2-bedroom, 1-bath and one 1-bedroom, 1-bath — this fixer is ready for your vision. Both units can be delivered vacant, offering the flexibility to live in one and rent the other, or maximize rental income potential. Each unit includes carport parking for two cars. Ideal for buyers looking to build equity, generate income, or customize to their taste. Conveniently located near BART, major freeways, shopping, and everyday amenities. Fixer with tremendous upside potential in an established neighborhood. Bring your c

Key facts

• Two units
• Carport parking
• Growing neighborhood

Tags

• VERSATILE DUPLEX
• TWO UNITS
• CARPORT PARKING
• GROWING NEIGHBORHOOD

Property features AI

Finance

• Other: Two total units

Exterior

• Parking: Total of 4 parking spaces; Carport (2+ spaces)
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Built in 1959
• Construction: Stucco construction
• Exterior features: Back yard; Level lot

Interior

• Flooring: Laminate flooring
• Bathrooms: Each unit has 1 bathroom (2 total)
• Heating & cooling: Wall furnace heating; No air conditioning
• Interior features: Storage
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive. Per door: $369/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).
• Recommended offer: $404k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 83 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $5,168/mo this rent would consume 119% of the median local household income ($52k/yr) (locally 2404% 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 $13k 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 $120k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $71k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $404,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $546,364
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6921 Flora St	0.43mi	4/2.0 (+1)	1,374 (-8%)	4mo	$520,000	$378	57
5435 Bancroft Ave	0.54mi	3/2.0	1,659 (+10%)	13mo	$605,000	$365	46
3137 60th Ave	0.70mi	4/2.0 (+1)	1,513 (+1%)	18mo	$550,000	$364	46
5330 Bancroft	0.68mi	3/2.0	1,407 (-6%)	19mo	$490,000	$348	42
2825 67th Ave	0.64mi	3/3.0	1,717 (+14%)	23mo	$585,000	$341	23

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-3,750
• Equity at exit: $64,114

10-year hold

• IRR: 12.5%
• Equity multiple: 2.17×
• Total profit: $140,345
• Equity at exit: $37,179

Cash invested: $120,400 (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 94621

• Rents YoY: 6.5%
• Active inventory: 83
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $5,168 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$910 /mo · $10,916/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,085
• Net cashflow: $739

Break-even live

Break-even rent $4,233

Max offer price $430,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,168
Total (2 units)			$5,168

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5834 Elizabeth St Oakland, CA	3.0	1.0	1050	$3,724	$3.55	43d	1	0.22mi
2442 Havenscourt Blvd Oakland, CA	2.0	1.0	1182	$4,000	$3.38	43d	1	0.26mi
5875 Picardy Dr Oakland, CA	4.0	2.5	1906	$5,200	$2.73	43d	1	0.46mi
6415 Brann St Oakland, CA	2.0	1.0	1240	$3,100	$2.50	43d	1	0.52mi
5633 Picardy Dr S Oakland, CA	2.0	1.0	1130	$3,700	$3.27	43d	1	0.54mi
2837 55th Ave #4 Oakland, CA	2.0	2.0	1075	$2,825	$2.63	43d	1	0.61mi
5307 Hillen Dr Oakland, CA	3.0	2.0	1831	$3,895	$2.13	5d	1	0.64mi
3337 64th Avenue Pl Oakland, CA	3.0	2.0	1410	$3,800	$2.70	11d	1	0.84mi
1924 51st Ave Unit 3 Oakland, CA	3.0	2.0	1100	$6,800	$6.18	43d	1	0.85mi
2169 48th Ave Unit A Oakland, CA	3.0	1.0	1145	$2,995	$2.62	43d	1	1.02mi
1715 82nd Ave Oakland, CA	3.0	2.0	1290	$3,000	$2.33	43d	1	1.06mi
4692 Congress Ave Oakland, CA	2.0	1.0	1080	$2,950	$2.73	20d	1	1.10mi
1218 84th Ave Unit 1546321P Oakland, CA	2.0	1.0	1754	$2,581	$1.47	15d	1	1.15mi
3849 Delmont Ave Oakland, CA	3.0	2.0	1496	$3,950	$2.64	43d	1	1.23mi
8109 Hillside St Oakland, CA	3.0	1.0	1182	$3,300	$2.79	43d	1	1.30mi
4124 Lyon Ave Unit 6 Oakland, CA	3.0	1.5	1055	$2,895	$2.74	43d	1	1.30mi
4124 Lyon Ave Unit 4 Oakland, CA	4.0	1.5	1210	$3,195	$2.64	43d	1	1.30mi
1333 87th Ave Oakland, CA	2.0	1.0	1153	$2,500	$2.17	22d	1	1.31mi
4769 Fair Ave Unit A Oakland, CA	2.0	1.0	1100	$2,850	$2.59	43d	1	1.34mi
2049 41st Ave Oakland, CA	2.0	1.0	1200	$2,850	$2.38	43d	1	1.37mi
1008 88th Ave Oakland, CA	3.0	1.0	1464	$3,400	$2.32	43d	1	1.40mi
4532 Pampas Ave Oakland, CA	2.0	1.5	1290	$4,000	$3.10	43d	1	1.41mi
5400 Mountain Blvd #130 Oakland, CA	2.0	2.0	1330	$3,400	$2.56	43d	1	1.44mi
8027 Ney Ave Unit 1 Oakland, CA	4.0	2.0	1300	$4,413	$3.39	1d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $430,000 Active 61 DOM
2. 2026-06-17
   days on market $430,000 Active 60 DOM
3. 2026-06-16
   days on market $430,000 Active 59 DOM
4. 2026-06-15
   days on market $430,000 Active 58 DOM
5. 2026-06-13
   days on market $430,000 Active 56 DOM
6. 2026-06-13
   days on market $430,000 Active 55 DOM
7. 2026-06-09
   days on market $430,000 Active 52 DOM
8. 2026-06-08
   days on market $430,000 Active 51 DOM
9. 2026-06-07
   days on market $430,000 Active 50 DOM
10. 2026-06-04
    days on market $430,000 Active 47 DOM
11. 2026-06-03
    days on market $430,000 Active 46 DOM
12. 2026-06-02
    days on market $430,000 Active 45 DOM
13. 2026-06-02
    remarks 687-char remark
14. 2026-06-02
    listed $430,000 Active 44 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: $10,916 · $910/mo
• Projected year-2 tax: $10,916 · $910/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 4/10 Moderate 7 d/yr ≥83°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: $62,016
• − Mortgage interest: −$24,087
• − Property taxes: −$10,916
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,961
• − Management: −$4,961
• − Depreciation: −$12,509
• Taxable income: $2,432
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $8,283/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): 33,840
• Household income: $52,049
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 2404.0

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 24% Two or more races 14% White 6% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 40% English-only · Spanish 53% Arabic 2% Other Asian/Pacific 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: ▼ -346.43%
• Current HPI: 523.2253
• Rent YoY: ▲ 6.45%
• 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

-14.2% since first listed

7 events — show timeline

• 2026-06-01 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-20 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-20 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-09 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-09 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-01 Price Changed $430,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-24 Listed $501,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+12.1%/yr

Latest (2025): $10,916 · +72.4% YoY. Source: county tax records.