1467 74th Ave · Oakland, CA 94621

$500,000

7 bd · 7.0 ba · 3,121 sqft · MultiFamily public records · 139 Days on market

Built 1924 10,700 sqft lot $160/sqft · 31% below area Est $728k · 31% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. 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

1467 74th Avenue offers a strategic opportunity to acquire a four-unit multifamily property with steady rental demand. Built in 1924, the property includes two 2 bedroom units, 2 one bedroom unit and one studio unit totaling approximately 3,121 square feet and is positioned on a generous 10,700-square-foot lot. Off-street parking enhances tenant appeal and operational flexibility. Located in a transit-connected Oakland location near Coliseum BART and the 880 corridor, the property presents easy access for commuting.

Key facts

• Two units are vacant
• Off street parking
• 0.25 acre lot

Tags

• FOUR UNIT MULTIFAMILY PROPERTY
• TWO UNITS ARE VACANT
• OFF STREET PARKING
• TRANSIT CONNECTED LOCATION
• EASY ACCESS FOR COMMUTING

🏷️ Possibly a rental listed for sale. The $500,000 price doesn't fit this home's estimated sale value (~$728,285) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 7-bed/7.0-bath multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,712/mo this rent would consume 201% 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 $15k 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 $140k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $170k; list at $500k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $440,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.74% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.72%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $728,285
• List price: $500,000
• Delta: -31.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 69th Ave	0.29mi	6/4.0 (-1)	3,276 (+5%)	4mo	$728,125	$222	58
1749 84th Ave	0.66mi	8/4.0 (+1)	3,456 (+11%)	8mo	$870,000	$252	28
934 70th Ave	0.60mi	7/4.0	2,700 (-14%)	17mo	$690,000	$256	24

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: 25.8%
• Equity multiple: 2.12×
• Total profit: $156,509
• Equity at exit: $74,552

10-year hold

• IRR: 35.6%
• Equity multiple: 4.86×
• Total profit: $540,386
• Equity at exit: $43,231

Cash invested: $140,000 (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 94621

• Rents YoY: 6.5%
• Active inventory: 83
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $8,712 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$818 /mo · $9,814/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,830
• Net cashflow: $3,234

Break-even live

Break-even rent $4,618

Max offer price $500,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,476
▸ 2× units	1	1	$4,236
Total (4 units)			$8,712

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $500,000 Active 139 DOM
2. 2026-06-17
   days on market $500,000 Active 138 DOM
3. 2026-06-16
   days on market $500,000 Active 137 DOM
4. 2026-06-15
   days on market $500,000 Active 136 DOM
5. 2026-06-13
   days on market $500,000 Active 134 DOM
6. 2026-06-13
   days on market $500,000 Active 133 DOM
7. 2026-06-09
   days on market $500,000 Active 130 DOM
8. 2026-06-08
   days on market $500,000 Active 129 DOM
9. 2026-06-07
   days on market $500,000 Active 128 DOM
10. 2026-06-04
    days on market $500,000 Active 125 DOM
11. 2026-06-03
    days on market $500,000 Active 124 DOM
12. 2026-06-02
    days on market $500,000 Active 123 DOM
13. 2026-06-01
    days on market $500,000 Active 122 DOM
14. 2026-05-31
    days on market $500,000 Active 121 DOM
15. 2026-04-20
    status Active 521-char remark

    Show marketing remark (521 chars)

    1467 74th Avenue offers a strategic opportunity to acquire a four-unit multifamily property with steady rental demand. Built in 1924, the property includes two 2 bedroom units, 2 one bedroom unit and one studio unit totaling approximately 3,121 square feet and is positioned on a generous 10,700-square-foot lot. Off-street parking enhances tenant appeal and operational flexibility. Located in a transit-connected Oakland location near Coliseum BART and the 880 corridor, the property presents easy access for commuting.

16. 2026-04-14
    status Pending 521-char remark

    Show marketing remark (521 chars)

    1467 74th Avenue offers a strategic opportunity to acquire a four-unit multifamily property with steady rental demand. Built in 1924, the property includes two 2 bedroom units, 2 one bedroom unit and one studio unit totaling approximately 3,121 square feet and is positioned on a generous 10,700-square-foot lot. Off-street parking enhances tenant appeal and operational flexibility. Located in a transit-connected Oakland location near Coliseum BART and the 880 corridor, the property presents easy access for commuting.

17. 2026-04-03
    status Active 521-char remark

    Show marketing remark (521 chars)

    1467 74th Avenue offers a strategic opportunity to acquire a four-unit multifamily property with steady rental demand. Built in 1924, the property includes two 2 bedroom units, 2 one bedroom unit and one studio unit totaling approximately 3,121 square feet and is positioned on a generous 10,700-square-foot lot. Off-street parking enhances tenant appeal and operational flexibility. Located in a transit-connected Oakland location near Coliseum BART and the 880 corridor, the property presents easy access for commuting.

18. 2026-03-23
    status Pending 521-char remark

    Show marketing remark (521 chars)

    1467 74th Avenue offers a strategic opportunity to acquire a four-unit multifamily property with steady rental demand. Built in 1924, the property includes two 2 bedroom units, 2 one bedroom unit and one studio unit totaling approximately 3,121 square feet and is positioned on a generous 10,700-square-foot lot. Off-street parking enhances tenant appeal and operational flexibility. Located in a transit-connected Oakland location near Coliseum BART and the 880 corridor, the property presents easy access for commuting.

19. 2026-01-13
    listed $500,000 Active 521-char remark

    Show marketing remark (521 chars)

    1467 74th Avenue offers a strategic opportunity to acquire a four-unit multifamily property with steady rental demand. Built in 1924, the property includes two 2 bedroom units, 2 one bedroom unit and one studio unit totaling approximately 3,121 square feet and is positioned on a generous 10,700-square-foot lot. Off-street parking enhances tenant appeal and operational flexibility. Located in a transit-connected Oakland location near Coliseum BART and the 880 corridor, the property presents easy access for commuting.

20. 2008-12-22
    soldstatus $170,000 147-char remark

    Show marketing remark (147 chars)

    4 units on Large Lot; 10,700 sqft. 3 units need large amount of renovation. 1 in decent shape. Seller will consider financing to qualified buyer.

21. 2008-11-20
    soldstatus $170,000
22. 2008-09-22
    historical 147-char remark

    Show marketing remark (147 chars)

    4 units on Large Lot; 10,700 sqft. 3 units need large amount of renovation. 1 in decent shape. Seller will consider financing to qualified buyer.

23. 2008-09-08
    listed $199,500 147-char remark

    Show marketing remark (147 chars)

    4 units on Large Lot; 10,700 sqft. 3 units need large amount of renovation. 1 in decent shape. Seller will consider financing to qualified buyer.

24. 1995-11-22
    soldstatus $93,500

ⓘ 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: $9,814 · $818/mo
• Projected year-2 tax: $9,814 · $818/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: $104,544
• − Mortgage interest: −$28,008
• − Property taxes: −$9,814
• − Insurance: −$2,500
• − Repairs & maintenance: −$8,364
• − Management: −$8,364
• − Depreciation: −$14,545
• Taxable income: $32,950
• Est. tax owed @ 24.0%: −$7,908
• After-tax cash flow: $30,903/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

+434.8% since first listed

10 events — show timeline

• 2026-04-20 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-14 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-03 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-13 Listed $500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-12-22 Sold (MLS) $170,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-11-20 Sold (Public Records) $170,000 Public Records
• 2008-09-22 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-09-08 Listed $199,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1995-11-22 Sold (Public Records) $93,500 Public Records

Property tax history

-3.4%/yr

Latest (2025): $9,814 · +6.7% YoY. Source: county tax records.