10737 Pearmain St · Oakland, CA 94603

$299,000

2 bd · 1.0 ba · 790 sqft · SingleFamily public records · 10 Days on market

Built 1923 3,900 sqft lot $378/sqft · 46% below area Est $555k · 46% under

---

Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +11.8/30.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First time on the market in decades, 10737 Pearmain St presents a rare opportunity to reimagine and add value in Oakland. This 2-bedroom, 1-bath home is full of potential and ready for its next chapter. Featuring a functional floor plan, detached garage, and a generous lot with possible ADU or expansion potential. This cosmetic fixer offers the perfect canvas for investors, contractors, or buyers looking to build sweat equity. Conveniently located near I-880, BART, and local amenities, the property combines accessibility with upside potential. Whether you’re looking to renovate and resell, create a long-term rental investment, or customize a home to your taste, opportunities like this

Key facts

• Generous lot
• Possible adu
• Expansion potential

Tags

• DETACHED GARAGE
• GENEROUS LOT
• POSSIBLE ADU
• EXPANSION POTENTIAL
• FUNCTIONAL FLOOR PLAN
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached covered parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Built in 1923
• Construction: Stucco construction; Shingle roof; Built in 1923
• Exterior features: Back yard; Level lot

Interior

• Kitchen: No kitchen features specified
• Bedrooms: Total of 4 rooms (bedroom breakdown not specified)
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: No additional rooms listed; One fireplace located in the living room
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (24.2% below list).
• Recommended offer: $227k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.5% 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: 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.
• Zoned schools: Esperanza Elementary (422 students, 96% FRL); Castlemont High (680 students, 98% FRL) — zoned schools average 97% FRL vs 68% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 35% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,739 (24.2% 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. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $554,791
• List price: $299,000
• Delta: -46.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10737 Pearmain St	0.00mi	2/1.0	790 (0%)	0mo	$355,000	$449	100
10489 Nattress Way	0.36mi	2/1.0	825 (+4%)	10mo	$515,000	$624	68
432 Hale Ave	0.32mi	2/1.0	743 (-6%)	10mo	$426,000	$573	67
210 Kerwin Ave	0.49mi	2/1.0	809 (+2%)	11mo	$500,000	$618	64
430 Douglas	0.41mi	2/1.0	736 (-7%)	12mo	$525,000	$713	60
408 Burlwood Ave	0.65mi	2/1.0	782 (-1%)	12mo	$495,000	$633	59
342 Caswell Ave	0.68mi	2/1.0	782 (-1%)	11mo	$425,000	$543	57
1257 104th Ave	0.48mi	2/1.0	902 (+14%)	6mo	$340,000	$377	49
9638 E St	0.70mi	2/1.0	864 (+9%)	4mo	$565,000	$654	49
784 Douglas Dr	0.55mi	2/1.0	885 (+12%)	7mo	$735,000	$831	48
201 Kerwin Ave	0.51mi	3/1.0 (+1)	884 (+12%)	8mo	$550,000	$622	45
1308 103rd Ave	0.55mi	2/1.0	904 (+14%)	8mo	$352,000	$389	44

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-57,123
• Equity at exit: $44,582

10-year hold

• IRR: -15.7%
• Equity multiple: 0.17×
• Total profit: $-69,764
• Equity at exit: $25,852

Cash invested: $83,720 (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 94603

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-85

Break-even live

Break-even rent $2,375

Max offer price $284,037

Occupancy floor 99%

Sensitivity live

Price	-10% $85	-5% $0	+0% $-85	+5% $-169	+10% $-254
Rent	-10% $-264	-5% $-174	+0% $-85	+5% $5	+10% $94
Rate	-1.0pp $66	-0.5pp $-9	base $-85	+0.5pp $-162	+1.0pp $-241

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10786 Pippin St Apt 4 Oakland, CA	2.0	1.0	760	$1,797	$2.36	19d	1	0.09mi
10786 Pippin St Oakland, CA	2.0	1.0	760	$1,977	$2.60	26d	1	0.10mi
548 105th Ave Unit 13 Oakland, CA	2.0	1.0	800	$2,399	$3.00	45d	1	0.23mi
410 Bristol Blvd Unit 410 San Leandro, CA	2.0	1.0	800	$2,150	$2.69	26d	1	0.26mi
1206 105th Ave Oakland, CA	2.0	1.0	900	$2,350	$2.61	45d	1	0.38mi
151 Catron Dr Unit D Oakland, CA	2.0	1.0	700	$1,650	$2.36	16d	1	0.50mi
1463 Tucker St Oakland, CA	2.0	2.0	885	$2,600	$2.94	26d	1	0.66mi
170 Stoakes Ave Unit 9 San Leandro, CA	2.0	1.0	900	$2,295	$2.55	16d	1	0.67mi
170 Stoakes Ave Unit 01 San Leandro, CA	1.0	1.0	650	$2,045	$3.15	45d	1	0.67mi
170 Stoakes Ave Unit 04 San Leandro, CA	1.0	1.0	650	$1,970	$3.03	26d	1	0.67mi
1428 105th Ave Oakland, CA	1.0–2.0	1.0	680	$1,698	$2.50	23d	1	0.67mi
165 Preda St San Leandro, CA	1.0	1.0	600	$1,715	$2.86	45d	1	0.70mi
902 Davis St San Leandro, CA	1.0–2.0	1.0–2.0	756	$2,875	$3.80	1d	14	0.77mi
9903 Walnut St Unit 9903 Oakland, CA	2.0	1.0	982	$2,199	$2.24	23d	1	0.87mi
1001 91st Ave Oakland, CA	2.0	1.0	762	$2,195	$2.88	45d	1	0.98mi
1275 Pacific Ave San Leandro, CA	1.0	1.0	680	$1,775	$2.61	26d	1	0.99mi
150 Haas Ave San Leandro, CA	2.0	1.0	930	$2,400	$2.58	7d	1	1.00mi
9635 Plymouth St Unit 2 Oakland, CA	2.0	1.0	620	$1,595	$2.57	45d	1	1.02mi
1399 Pacific Ave San Leandro, CA	1.0	1.0	492	$1,895	$3.85	45d	6	1.04mi
179 Haas Ave Apt 11 San Leandro, CA	2.0	1.0	800	$2,575	$3.22	45d	1	1.05mi
9719 Cherry St Unit 1 Oakland, CA	2.0	1.0	650	$2,300	$3.54	45d	1	1.05mi
235 Haas Ave San Leandro, CA	1.0–2.0	1.0–2.0	684	$2,665	$3.89	1d	5	1.07mi
1255 Hays St Unit 8 San Leandro, CA	2.0	2.0	1050	$2,295	$2.19	26d	1	1.08mi
1255 Hays St Unit 17 San Leandro, CA	2.0	1.0	950	$2,195	$2.31	45d	1	1.08mi
9317 Walnut St Oakland, CA	2.0	1.0	950	$2,500	$2.63	45d	1	1.10mi
9641 Birch St Apt 3 Oakland, CA	3.0	2.0	780	$2,490	$3.19	26d	1	1.12mi
321 W Estudillo Ave Unit 4 San Leandro, CA	1.0	1.0	540	$1,875	$3.47	46d	1	1.13mi
1510 Timothy Dr San Leandro, CA	3.0	1.0	1015	$4,000	$3.94	25d	1	1.14mi
100 Callan Ave San Leandro, CA	2.0	1.0–2.0	687	$3,911	$5.69	0d	7	1.14mi
1574 Pacific Ave Unit 1580 3 San Leandro, CA	1.0	1.0	650	$1,795	$2.76	45d	1	1.14mi
206 Chumalia St San Leandro, CA	1.0	1.0	650	$1,925	$2.96	5d	1	1.16mi
1540 Orchard Ave San Leandro, CA	1.0	1.0	550	$1,650	$3.00	45d	1	1.16mi
1131 88th Ave Unit B Oakland, CA	2.0	1.0	800	$2,100	$2.62	26d	1	1.16mi
8811 A St Unit 2 Oakland, CA	2.0	1.0	1020	$1,990	$1.95	26d	1	1.18mi
2224 107th Ave Unit 2222 Oakland, CA	2.0	1.0	667	$3,000	$4.50	45d	1	1.19mi
1111 87th Ave Oakland, CA	2.0	1.0	900	$2,395	$2.66	26d	1	1.20mi
1565 Marybelle Ave San Leandro, CA	1.0	1.0	900	$2,500	$2.78	45d	1	1.21mi
424 Callan Ave San Leandro, CA	1.0–2.0	1.0–2.0	950	$2,723	$2.87	22d	6	1.31mi
554 Bancroft Ave San Leandro, CA	2.0	1.0	694	$2,200	$3.17	45d	1	1.32mi
1675 Hays St San Leandro, CA	1.0–2.0	1.5–2.0	859	$2,645	$3.08	45d	3	1.35mi

Listing history 1 events

1. 2026-05-12
   listed $299,000 Active 779-char remark

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$72/yr (+$6/mo · 3.3%)

ⓘ 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: $27,209
• − Mortgage interest: −$16,749
• − Property taxes: −$2,200
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$8,698
• Taxable loss: −$6,287
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $492/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

2 events — show timeline

• 2026-05-22 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-12 Listed $299,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+5.8%/yr

Latest (2025): $2,200 · +5.6% YoY. Source: county tax records.