2353 82nd Ave · Oakland, CA 94605

$699,000

5 bd · 2.5 ba · 2,435 sqft · MultiFamily · 62 Days on market

Built 1933 2,960 sqft lot $287/sqft · at area comps Est $671k · at est.

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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).

• Cash flow +17.1/30.0
• ARV discount +5.6/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

Key facts

• Corner storefront
• 2,960 sq ft lot
• Garage

Tags

• MIXED-USE OPPORTUNITY
• CORNER STOREFRONT
• WELL-ESTABLISHED BARBER SHOP
• PRIMARY RESIDENTIAL UNIT
• FRONTAGE ON HILLSIDE ST
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Financial info: 3 total units

Exterior

• Parking: Attached garage with garage door opener (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Triplex (residential income property); Built in 1933
• Construction: Stucco exterior
• Exterior features: Corner lot; Back yard

Interior

• Bathrooms: Unit 1: 1 bathroom; Unit 2: 0.5 bathroom; Unit 3: 1 bathroom
• Heating & cooling: Heating present
• Interior features: Washer and dryer included; Gas water heater; Back yard
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $673k (3.8% below list).
• Recommended offer: $657k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Melrose Leadership Academy (656 students, 47% FRL); Frick United Academy of Language Middle (334 students, 98% FRL); Castlemont High (680 students, 98% FRL).
• Market conditions: Rents flat; 187 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $6,727/mo this rent would consume 76% of the median local household income ($106k/yr) (locally 2086% 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 $5k of loan paydown is wiped out by about $21k 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 62 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $657,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — 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. 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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $670,591
• List price: $699,000
• Delta: 4.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 82nd Ave	0.27mi	4/2.0 (-1)	2,172 (-11%)	10mo	$510,000	$235	54
2726 73rd Ave	0.55mi	6/4.0 (+1)	2,653 (+9%)	1mo	$490,000	$185	48
1468 84th Ave	0.65mi	5/3.0	2,103 (-14%)	3mo	$400,000	$190	42
8935 Lawlor	0.57mi	4/3.5 (-1)	2,189 (-10%)	16mo	$900,000	$411	34
1460 82nd Ave	0.68mi	6/4.0 (+1)	2,624 (+8%)	14mo	$730,000	$278	33

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-97,902
• Equity at exit: $104,223

10-year hold

• IRR: -9.9%
• Equity multiple: 0.46×
• Total profit: $-106,010
• Equity at exit: $60,437

Cash invested: $195,720 (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 94605

• Rents YoY: 0.7%
• Active inventory: 187
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $6,727 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,413
• Net cashflow: $484

Break-even live

Break-even rent $6,115

Max offer price $699,000

Occupancy floor 88%

Sensitivity live

Price	-10% $967	-5% $725	+0% $484	+5% $242	+10% $1
Rent	-10% $-48	-5% $218	+0% $484	+5% $749	+10% $1,015
Rate	-1.0pp $836	-0.5pp $661	base $484	+0.5pp $303	+1.0pp $118

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,506
▸ 2× units	1	1	$4,220
Total (3 units)			$6,727

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3107 82nd Ave Oakland, CA	6.0	3.5	2028	$4,800	$2.37	1d	1	0.40mi
7625 Lockwood St Oakland, CA	5.0	3.0	2115	$1,199	$0.57	45d	1	0.64mi
1724 96th Ave Oakland, CA	4.0	2.0	1743	$4,000	$2.29	1d	1	1.01mi
6297 Rocky Point Ct Oakland, CA	4.0	4.0	2513	$4,750	$1.89	0d	1	1.16mi
6088 Old Quarry Loop #5207 Oakland, CA	4.0	3.0	1687	$4,250	$2.52	4d	1	1.18mi
3830 Twin Oaks Way Oakland, CA	4.0	3.5	1811	$4,500	$2.48	0d	1	1.21mi
6492 Bayview Dr Oakland, CA	4.0	3.0	2349	$4,999	$2.13	25d	1	1.24mi
2702 99th Ave Oakland, CA	4.0	1.0	1750	$4,200	$2.40	45d	1	1.25mi
1211 98th Ave Unit 1211 Oakland, CA	4.0	2.0	1630	$3,300	$2.02	45d	1	1.33mi
5875 Picardy Dr Oakland, CA	4.0	2.5	1906	$5,200	$2.73	45d	1	1.37mi

Listing history 36 events

1. 2026-06-21
   days on market $699,000 Active 62 DOM
2. 2026-06-18
   days on market $699,000 Active 59 DOM
3. 2026-06-17
   days on market $699,000 Active 58 DOM
4. 2026-06-16
   days on market $699,000 Active 57 DOM
5. 2026-06-15
   days on market $699,000 Active 56 DOM
6. 2026-06-13
   days on market $699,000 Active 54 DOM
7. 2026-06-13
   days on market $699,000 Active 53 DOM
8. 2026-06-09
   days on market $699,000 Active 50 DOM
9. 2026-06-08
   days on market $699,000 Active 49 DOM
10. 2026-06-07
    days on market $699,000 Active 48 DOM
11. 2026-06-04
    days on market $699,000 Active 45 DOM
12. 2026-06-03
    days on market $699,000 Active 44 DOM
13. 2026-06-02
    days on market $699,000 Active 43 DOM
14. 2026-06-01
    days on market $699,000 Active 42 DOM
15. 2026-05-31
    days on market $699,000 Active 41 DOM
16. 2026-04-20
    listed $699,000 Active 1487-char remark
17. 2018-12-28
    soldstatus $678,650 Sold

    Show marketing remark (436 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

18. 2018-12-28
    soldstatus $678,650

    Show marketing remark (436 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

19. 2018-12-28
    soldstatus $678,650

    Show marketing remark (436 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

20. 2018-12-28
    soldstatus $678,650

    Show marketing remark (436 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

21. 2018-10-15
    status Pending

    Show marketing remark (434 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

22. 2018-10-09
    status Back On Market

    Show marketing remark (434 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

23. 2018-10-09
    status Pending

    Show marketing remark (434 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

24. 2018-09-02
    price $699,000

    Show marketing remark (434 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

25. 2018-06-05
    listed $719,999 New

    Show marketing remark (434 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

26. 2018-06-05
    listed $699,000

    Show marketing remark (434 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

27. 2018-05-17
    listed $699,000

    Show marketing remark (436 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

28. 2018-05-17
    listed $699,000

    Show marketing remark (436 chars)

    New Price! An excellent income property just got better! Over $75k annually! Listed at a 7.5% CAP rate (Capitalization rate)! GREAT opportunity to get the best of two worlds in investing with escalating leases on the 2 commercial units. Plus a reliable HUD residential tenant, more than a decade in place, with rent adjusted annually to market. Additionally, there's the benefit of appreciation that comes with the residential market.

29. 2017-09-15
    listed $875,000
30. 2013-04-05
    soldstatus $285,000 Sold-REO
31. 2013-03-08
    status Pend-REO
32. 2013-02-13
    price $299,950 Price Change
33. 2013-01-02
    listed $349,950 New
34. 1997-07-17
    soldstatus $80,000
35. 1997-03-25
    historical
36. 1996-12-05
    listed $92,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $80,724
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,458
• − Management: −$6,458
• − Depreciation: −$20,335
• Taxable loss: −$5,661
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $7,163/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): 44,103
• Household income: $106,068
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 2086.0

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 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 17% Two or more races 11% Asian 9%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 70% English-only · Spanish 21% Chinese 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: ▼ -793.09%
• Current HPI: 294.5467
• Rent YoY: ▲ 0.65%
• 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

+659.8% since first listed

20 events — show timeline

• 2026-04-20 Listed $699,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-12-28 Sold (MLS) $678,650 SDMLS
• 2018-12-28 Sold (MLS) $678,650 SDMLS
• 2018-12-28 Sold (MLS) $678,650 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-12-28 Sold (MLS) $678,650 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-10-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-10-09 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-10-09 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-09-02 Price Changed $699,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-06-05 Listed $699,000 SDMLS
• 2018-06-05 Listed $719,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-05-17 Listed $699,000 SDMLS
• 2018-05-17 Listed $699,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-04-05 Sold (MLS) $285,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-08 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-02-13 Price Changed $299,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-01-02 Listed $349,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1997-07-17 Sold (MLS) $80,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1997-03-25 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-12-05 Listed $92,000 bridgeMLS, Bay East AOR, or Contra Costa AOR