3314 Farnam St · Oakland, CA 94601

$795,000

8 bd · 8.0 ba · 4,060 sqft · MultiFamily public records · 303 Days on market

Built 1923 4,000 sqft lot $196/sqft · 18% below area Est $965k · 18% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 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: 3 units. 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

Qualified investors are extended the opportunity to acquire 3314 Farnam Street located in Oakland, CA. This well-maintained apartment community of 4 units was built in 1923 and includes 1 large two bedroom / two bathroom unit and 3 two bedroom one bathroom units. Each unit is individually metered for gas and electric. Tenants enjoy secure gated access and a common area backyard. 3314 Farnam offers investors the opportunity to increase cash flow through potential conversion of the 3 storage units into ADU's, capital expenditure pass throughs and rent increases. Buyer shall be responsible for verifying unit determination.

Key facts

• Common area backyard
• Secure gated access
• 4,000 sq ft lot

Tags

• SECURE GATED ACCESS
• COMMON AREA BACKYARD

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $795k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive. Per door: $132/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $795k).
• Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 (+3.9%/yr); 116 active listings in the ZIP; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,432/mo this rent would consume 140% of the median local household income ($72k/yr) (locally 3603% 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 $24k 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 303 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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: property tax is 2.7% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $699,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% 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 1923 — 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: 1.06% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 7.9

CMA / ARV

• ARV (median comp): $965,452
• List price: $795,000
• Delta: -17.66%
• 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
2232 Coolidge Ave	0.50mi	8/5.0	3,956 (-3%)	18mo	$1,250,000	$316	46
1806 41st Ave	0.56mi	8/6.0	3,692 (-9%)	13mo	$900,000	$244	40
2619 E 16th St	0.51mi	8/5.0	3,569 (-12%)	17mo	$1,100,000	$308	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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-95,295
• Equity at exit: $118,537

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-16,121
• Equity at exit: $68,737

Cash invested: $222,600 (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 94601

• Rents YoY: 3.9%
• Active inventory: 116
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $8,432 high
• Mortgage (P&I): −$4,169
• Tax from tax record: −$1,764 /mo · $21,163/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,771
• Net cashflow: $397

Break-even live

Break-even rent $7,929

Max offer price $795,000

Occupancy floor 90%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$8,433
Total (3 units)			$8,432

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $795,000 Active 303 DOM
2. 2026-06-17
   days on market $795,000 Active 302 DOM
3. 2026-06-16
   days on market $795,000 Active 301 DOM
4. 2026-06-15
   days on market $795,000 Active 300 DOM
5. 2026-06-13
   days on market $795,000 Active 298 DOM
6. 2026-06-13
   days on market $795,000 Active 297 DOM
7. 2026-06-09
   days on market $795,000 Active 294 DOM
8. 2026-06-08
   days on market $795,000 Active 293 DOM
9. 2026-06-07
   days on market $795,000 Active 292 DOM
10. 2026-06-04
    days on market $795,000 Active 289 DOM
11. 2026-06-03
    days on market $795,000 Active 288 DOM
12. 2026-06-02
    days on market $795,000 Active 287 DOM
13. 2026-06-01
    days on market $795,000 Active 286 DOM
14. 2026-05-31
    days on market $795,000 Active 285 DOM
15. 2025-08-19
    listed $795,000 Active 631-char remark

    Show marketing remark (631 chars)

    Qualified investors are extended the opportunity to acquire 3314 Farnam Street located in Oakland, CA. This well-maintained apartment community of 4 units was built in 1923 and includes 1 large two bedroom / two bathroom unit and 3 two bedroom one bathroom units. Each unit is individually metered for gas and electric. Tenants enjoy secure gated access and a common area backyard. 3314 Farnam offers investors the opportunity to increase cash flow through potential conversion of the 3 storage units into ADU's, capital expenditure pass throughs and rent increases. Buyer shall be responsible for verifying unit determination.

16. 2024-08-27
    historical
17. 2024-05-20
    listed Active
18. 2022-12-23
    historical
19. 2022-09-12
    listed New
20. 2019-01-17
    historical
21. 2019-01-17
    historical
22. 2019-01-17
    historical
23. 2019-01-17
    historical
24. 2016-12-09
    soldstatus $930,000
25. 2016-10-20
    historical
26. 2016-10-05
    historical
27. 2016-10-05
    listed $950,000
28. 2016-09-19
    historical
29. 2016-09-16
    listed New
30. 2016-09-16
    listed $950,000
31. 2016-09-16
    listed $950,000
32. 2016-09-07
    historical
33. 2016-08-17
    listed $995,000
34. 2013-04-11
    soldstatus $346,800 Sold-REO
35. 2013-04-09
    soldstatus $346,800
36. 2013-03-26
    status Pend-REO
37. 2013-03-22
    status Pending Show Backups-REO
38. 2013-03-08
    status Pend-REO
39. 2013-03-01
    status Pending
40. 2013-02-19
    price $294,900 Price Change
41. 2013-02-19
    listed $294,000 New
42. 2013-02-18
    listed $294,900
43. 1980-03-01
    soldstatus $40,000

ⓘ 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: $21,163 · $1,764/mo
• Projected year-2 tax: $21,163 · $1,764/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: $101,184
• − Mortgage interest: −$44,532
• − Property taxes: −$21,163
• − Insurance: −$3,975
• − Repairs & maintenance: −$8,095
• − Management: −$8,095
• − Depreciation: −$23,127
• Taxable loss: −$7,803
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $6,642/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): 53,259
• Household income: $72,359
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3603.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% Black 13% White 11% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 46% Chinese 5% Vietnamese 4%

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: ▼ -1045.52%
• Current HPI: 347.3256
• Rent YoY: ▲ 3.89%
• 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

+1887.5% since first listed

29 events — show timeline

• 2025-08-19 Listed $795,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-20 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-12-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-09-12 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-01-17 Listing Removed — SDMLS
• 2019-01-17 Listing Removed — SDMLS
• 2019-01-17 Listing Removed — SDMLS
• 2019-01-17 Listing Removed — SDMLS
• 2016-12-09 Sold (Public Records) $930,000 Public Records
• 2016-10-20 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-10-05 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-10-05 Listed $950,000 SDMLS
• 2016-09-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-09-16 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-09-16 Listed $950,000 SDMLS
• 2016-09-16 Listed $950,000 SDMLS
• 2016-09-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-08-17 Listed $995,000 SDMLS
• 2013-04-11 Sold (MLS) $346,800 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-04-09 Sold (MLS) $346,800 SDMLS
• 2013-03-26 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-22 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-08 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-03-01 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-02-19 Price Changed $294,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-02-19 Listed $294,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-02-18 Listed $294,900 SDMLS
• 1980-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $21,163 · +4.9% YoY. Source: county tax records.