2226 13th Ave · Oakland, CA 94606

$500,000

3 bd · 2.0 ba · 1,756 sqft · MultiFamily public records · 34 Days on market

Built 1881 6,000 sqft lot $285/sqft · 40% below area Est $838k · 40% under

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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 +11.9/30.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Spacious Duplex with Endless Possibilities! Unlock the potential of this versatile duplex nestled in a central Oakland pocket near Highland Hospital. While it needs significant tender loving care (TLC), the generous floor plan and prime location make this a premier investment. Imagine restoring this residence into a gorgeous multi-generational home or a high-income producing rental. Commuter friendly location just a few minutes to freeway 580, and conveniently positioned between downtown Oakland and the broader Bay Area. Don't miss this rare chance to build your dream investment from the ground up!

Key facts

• Central oakland
• Generous floor plan
• Prime location

Tags

• DUPLEX
• CENTRAL OAKLAND
• NEAR HIGHLAND HOSPITAL
• GENEROUS FLOOR PLAN
• PRIME LOCATION
• COMMUTER FRIENDLY LOCATION

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Originally built in 1881
• Construction: Wood siding construction; Shingle roof
• Exterior features: Front yard; Back yard; Side yard; Landscaped backyard; Sloped down lot; Fenced

Interior

• Kitchen: Kitchen with other/unspecified features
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present
• Interior features: Main entry; Possible guest room; Other room types (including additional kitchen area); Total of 8 rooms
• Laundry & utility: Dedicated laundry room; Laundry facility on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $478k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (22.2% below list).
• Recommended offer: $389k (22.2% 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: Bella Vista Elementary (407 students, 84% FRL); Roosevelt Middle (593 students, 95% FRL); Oakland High (1,531 students, 88% FRL) — zoned schools average 89% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 127 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $3,888/mo this rent would consume 64% of the median local household income ($72k/yr) (locally 3757% 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $500k implies a 2173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $388,753 (22.2% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1881 — 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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $837,500
• List price: $500,000
• Delta: -40.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2141 11th Ave	0.17mi	4/2.0 (+1)	1,702 (-3%)	6mo	$540,000	$317	77
1821-1823 13th Ave	0.29mi	3/2.0	1,596 (-9%)	5mo	$510,000	$320	67
2739 9th Ave	0.43mi	3/2.0	1,756 (0%)	17mo	$665,000	$379	66
1829 E 22nd St	0.26mi	4/4.0 (+1)	1,664 (-5%)	1mo	$640,000	$385	65
1900-1904 21st Ave	0.51mi	4/2.0 (+1)	1,508 (-14%)	3mo	$568,000	$377	45
2023 International Blvd	0.69mi	2/2.0 (-1)	1,494 (-15%)	8mo	$400,000	$268	31
2128 E 29	0.62mi	4/2.0 (+1)	1,557 (-11%)	21mo	$720,000	$462	30

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-93,431
• Equity at exit: $74,552

10-year hold

• IRR: -14.3%
• Equity multiple: 0.22×
• Total profit: $-109,624
• 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 94606

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,888 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$365 /mo · $4,377/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $-124

Break-even live

Break-even rent $4,045

Max offer price $478,090

Occupancy floor 98%

Sensitivity live

Price	-10% $159	-5% $17	+0% $-124	+5% $-266	+10% $-407
Rent	-10% $-431	-5% $-278	+0% $-124	+5% $30	+10% $183
Rate	-1.0pp $128	-0.5pp $3	base $-124	+0.5pp $-254	+1.0pp $-385

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: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 8th Ave Unit 2 Oakland, CA	4.0	2.0	1300	$3,100	$2.38	6d	1	0.39mi
1914 6th Ave Unit 2 Oakland, CA	2.0	1.0	1500	$2,500	$1.67	45d	1	0.54mi
1820 International Blvd Unit 1 Oakland, CA	2.0	1.5	1900	$1,710	$0.90	45d	1	0.56mi
2361 E 29th St Oakland, CA	2.0	1.0	1127	$2,195	$1.95	45d	2	0.76mi
460 Stow Ave Oakland, CA	4.0	2.5	2118	$4,900	$2.31	0d	1	0.87mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	26d	1	0.89mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	1d	1	0.89mi
2900 Sheffield Ave Oakland, CA	4.0	2.0	1692	$7,000	$4.14	5d	1	0.96mi
527 Merritt Ave Oakland, CA	3.0	2.0	1530	$4,800	$3.14	3d	1	0.98mi
529 Merritt Ave Oakland, CA	3.0	2.0	1380	$4,500	$3.26	19d	1	0.98mi
1200 Lakeshore Ave Oakland, CA	1.0–3.0	1.5–2.5	1332	$10,245	$7.69	0d	11	1.08mi
621 Calmar Ave Oakland, CA	3.0	2.0	2024	$5,529	$2.73	45d	1	1.10mi
260 Brooklyn Basin Way Oakland, CA	3.0	1.0–2.0	939	$4,554	$4.85	0d	11	1.11mi
37 8th Ave Oakland, CA	3.0	1.0–2.0	963	$4,675	$4.85	0d	17	1.23mi
520 Van Buren Ave Oakland, CA	1.0–3.0	1.0–2.0	974	$3,795	$3.89	45d	9	1.30mi
1777 Clement Ave Alameda, CA	2.0	1.0–2.0	1257	$6,013	$4.78	0d	27	1.50mi

Listing history 2 events

1. 2026-04-24
   listed $550,000 Active 605-char remark
2. 1978-04-04
   soldstatus $22,000

ⓘ 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: $4,377 · $365/mo
• Projected year-2 tax: $4,377 · $365/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: $46,650
• − Mortgage interest: −$28,008
• − Property taxes: −$4,377
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,732
• − Management: −$3,732
• − Depreciation: −$14,545
• Taxable loss: −$10,244
• Est. tax savings @ 24.0%: +$2,459
• After-tax cash flow: $970/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): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 3757.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Asian 32% Hispanic / Latino 25% White 20% Black 16% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 19% Chinese 14% Vietnamese 7%

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: ▼ -798.52%
• Current HPI: 334.5111
• Rent YoY: ▲ 1.86%
• 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

+2172.7% since first listed

4 events — show timeline

• 2026-05-29 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-21 Price Changed $500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-24 Listed $550,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1978-04-04 Sold (Public Records) $22,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,377 · +13.1% YoY. Source: county tax records.