795-797 Alcatraz Ave · Oakland, CA 94609

$790,000

4 bd · 2.0 ba · 2,073 sqft · MultiFamily public records · 55 Days on market

Built 1925 4,190 sqft lot $381/sqft · 36% below area Est $1232k · 36% under ↓ 9% since listing

---

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 +9.3/30.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Savvy investors, take note! This well-located duplex in Oakland's sought-after Bushrod neighborhood is a prime opportunity for your next 1031 exchange or multi unit investor. Set in a vibrant, walkable area with easy access to major transit, local eateries, and parks, this property appeals to tenants seeking convenience and connection. Whether you're expanding your portfolio or optimising your investment strategy, this duplex offers the perfect mix of steady income and long-term growth potential. Properties like this are rare in today's market! Please do not disturb tenants. Both tenants covey with property.

Key facts

• Local eateries
• Bushrod neighborhood
• Parks

Tags

• WELL-LOCATED DUPLEX
• BUSHROD NEIGHBORHOOD
• VIBRANT WALKABLE AREA
• EASY ACCESS TO MAJOR TRANSIT
• LOCAL EATERIES
• PARKS

Property features AI

Finance

• Financial info: Two units total, both tenant-occupied; Two units currently leased; Two independent parking spaces
• HOA & community: No association fee

Exterior

• Parking: 2 covered garage spaces; Garage parking
• Security: Carbon monoxide detector(s); Fire alarm; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); One level; Built in 1925
• Construction: Built in 1925
• Exterior features: Garden

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Central heating; Carbon monoxide detector(s); Fire alarm; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $790k.

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative. Per door: $-287/mo.
• To cash-flow at today's rent, offer at most $689k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $562k (28.8% below list).
• Recommended offer: $562k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); 85 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $5,622/mo this rent would consume 63% of the median local household income ($108k/yr) (locally 1721% 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 55 days — a 3% lower offer ($766k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $562,200 (28.8% 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 55 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.71% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 11.7

CMA / ARV

• ARV (median comp): $1,232,193
• List price: $790,000
• Delta: -35.89%
• 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
6320 Shattuck Ave	0.16mi	4/2.0	1,840 (-11%)	2mo	$1,100,000	$598	72
740 59th St	0.30mi	5/2.0 (+1)	2,159 (+4%)	6mo	$1,295,000	$600	69
3038 Shattuck Ave	0.34mi	3/3.0 (-1)	2,057 (-1%)	7mo	$1,000,000	$486	68
6528 Dover St	0.11mi	5/4.0 (+1)	2,236 (+8%)	9mo	$1,700,000	$760	62
2914 Lorina St	0.52mi	3/2.0 (-1)	2,118 (+2%)	12mo	$1,000,000	$472	57
3110 California St	0.48mi	5/4.0 (+1)	2,244 (+8%)	1mo	$1,200,000	$535	50
5707 Carberry Ave	0.50mi	3/2.0 (-1)	1,811 (-13%)	2mo	$935,000	$516	49
812-814 54th St	0.69mi	5/2.0 (+1)	2,022 (-2%)	19mo	$750,000	$371	43
966-968 Stanford Ave	0.65mi	4/2.0	1,891 (-9%)	16mo	$525,000	$278	42
523 61st St	0.39mi	5/4.0 (+1)	2,280 (+10%)	18mo	$1,395,000	$612	38
5308 Shattuck Ave	0.74mi	3/2.0 (-1)	2,213 (+7%)	16mo	$850,000	$384	36
2814 California St	0.74mi	5/2.5 (+1)	1,882 (-9%)	10mo	$900,000	$478	35

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 · 6.51% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-144,156
• Equity at exit: $117,792

10-year hold

• IRR: -5.0%
• Equity multiple: 0.63×
• Total profit: $-82,642
• Equity at exit: $68,305

Cash invested: $221,200 (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 94609

• Rents YoY: 6.5%
• Active inventory: 85
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $5,622 high
• Mortgage (P&I): −$4,143
• Tax from tax record: −$543 /mo · $6,511/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $-573

Break-even live

Break-even rent $6,348

Max offer price $688,742

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,622
Total (2 units)			$5,622

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: $197,500
• Closing costs: $23,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6022 Telegraph Ave Oakland, CA	5.0	3.0	1900	$5,199	$2.74	5d	1	0.42mi
2113 Ashby Ave Berkeley, CA	5.0	1.5	1605	$5,300	$3.30	21d	1	0.47mi
2154 Ashby Ave Berkeley, CA	4.0	2.5	1628	$6,000	$3.69	43d	1	0.49mi
396 62nd St Oakland, CA	3.0	2.0	2126	$8,950	$4.21	43d	1	0.63mi
976 55th St Oakland, CA	4.0	3.0	2200	$5,495	$2.50	43d	1	0.85mi
2803 Telegraph Ave Berkeley, CA	4.0	2.0	1440	$6,999	$4.86	12d	1	0.87mi
5263 Locksley Ave Oakland, CA	3.0	2.0	2165	$5,500	$2.54	5d	1	0.88mi
2038 Parker St Berkeley, CA	3.0	1.0–2.5	1118	$6,921	$6.19	1d	17	0.90mi
1316 Russell St Berkeley, CA	4.0	2.5	2200	$8,500	$3.86	1d	1	0.91mi
2821 Hillegass Ave Berkeley, CA	3.0	2.0	1500	$3,995	$2.66	15d	1	0.99mi
2185 Dwight Way Unit 04 Berkeley, CA	5.0	3.0	1449	$6,750	$4.66	18d	1	1.07mi
2175 Dwight Way Unit 01 Berkeley, CA	5.0	3.0	1500	$6,750	$4.50	18d	1	1.07mi
1251 63rd St Emeryville, CA	3.0	2.0	1400	$4,750	$3.39	24d	1	1.10mi
2436 Ellsworth St Unit D Berkeley, CA	5.0	3.0	1461	$6,250	$4.28	15d	1	1.13mi
564 44th St Unit 1 Oakland, CA	4.0	2.0	1400	$3,250	$2.32	43d	1	1.13mi
2726 Wallace St Berkeley, CA	3.0	3.0	1856	$6,300	$3.39	2d	1	1.15mi
1034 Grayson St Unit 1 Berkeley, CA	3.0	3.0	1498	$6,475	$4.32	43d	1	1.23mi
2525 Benvenue Ave Unit 16 Berkeley, CA	3.0	2.0	1400	$4,995	$3.57	43d	1	1.30mi
2525 Benvenue Ave Berkeley, CA	3.0	2.0	1400	$4,995	$3.57	24d	1	1.30mi
1333 Powell St Emeryville, CA	3.0	1.0–2.0	940	$4,321	$4.59	2d	4	1.31mi
6301 Shellmound St Emeryville, CA	3.0	1.0–3.0	1233	$4,850	$3.93	2d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   status $790,000 Pending 55 DOM
2. 2026-06-18
   days on market $790,000 Active 55 DOM
3. 2026-06-17
   days on market $790,000 Active 54 DOM
4. 2026-06-16
   days on market $790,000 Active 53 DOM
5. 2026-06-15
   days on market $790,000 Active 52 DOM
6. 2026-06-13
   days on market $790,000 Active 50 DOM
7. 2026-06-13
   days on market $790,000 Active 49 DOM
8. 2026-06-09
   days on market $790,000 Active 46 DOM
9. 2026-06-08
   days on market $790,000 Active 45 DOM
10. 2026-06-07
    days on market $790,000 Active 44 DOM
11. 2026-06-04
    days on market $790,000 Active 41 DOM
12. 2026-06-03
    days on market $790,000 Active 40 DOM
13. 2026-06-02
    days on market $790,000 Active 39 DOM
14. 2026-06-01
    days on market $790,000 Active 38 DOM
15. 2026-05-31
    days on market $790,000 Active 37 DOM
16. 2026-04-24
    listed $870,000 Active 608-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: $6,511 · $543/mo
• Projected year-2 tax: $6,511 · $543/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,464
• − Mortgage interest: −$44,252
• − Property taxes: −$6,511
• − Insurance: −$3,950
• − Repairs & maintenance: −$5,397
• − Management: −$5,397
• − Depreciation: −$22,982
• Taxable loss: −$21,025
• Est. tax savings @ 24.0%: +$5,046
• After-tax cash flow: $-1,832/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): 23,928
• Household income: $107,834
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 1721.0

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 0.74)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 14% Two or more races 13% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 3% Chinese 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: ▼ -765.68%
• Current HPI: 327.2982
• Rent YoY: ▲ 6.51%
• 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

-9.2% since first listed

3 events — show timeline

• 2026-06-18 Pending — San Francisco MLS
• 2026-05-19 Price Changed $790,000 San Francisco MLS
• 2026-04-24 Listed $870,000 San Francisco MLS

Property tax history

+2.7%/yr

Latest (2025): $6,511 · +4.3% YoY. Source: county tax records.