220 International Blvd · Oakland, CA 94606

$549,000

4 bd · 2.0 ba · 1,874 sqft · MultiFamily public records · 9 Days on market

Built 1908 4,000 sqft lot $293/sqft · 29% below area Est $772k · 29% 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 +11.5/30.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

An exceptional opportunity awaits at 220 International Blvd, Oakland - a rare mixed-use duplex featuring a ground-level storefront and a residential unit above, just one block from Lake Merritt. Perfect for investors, entrepreneurs, or owner-users, this property offers versatility, visibility, and income potential in one of Oakland's most active corridors. Located on International Blvd, a major thoroughfare with strong foot and vehicle traffic, this building benefits from proximity to Chinatown, Jack London Square, Lake Merritt BART Station, and easy I-880 freeway access. The surrounding area features established businesses, new housing developments, and a growing retail scene, ensuring con

Key facts

• Strong foot traffic
• Income potential
• Residential unit

Tags

• MIXED-USE DUPLEX
• GROUND-LEVEL STOREFRONT
• RESIDENTIAL UNIT
• INCOME POTENTIAL
• STRONG FOOT TRAFFIC
• VISIBILITY

Property features AI

Finance

• Financial info: Two-unit property (total of 2 units)

Exterior

• Utilities: Separate electric and gas meters
• Home design: Duplex residential income property; Built in 1908; Zoned CR/M
• Construction: Stucco exterior
• Exterior features: Back yard

Interior

• Flooring: Tile; Wood
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Wall furnace heating; No air conditioning
• Interior features: Tile and wood flooring; Dining room in both units

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative. Per door: $-89/mo.
• To cash-flow at today's rent, offer at most $518k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (18.1% below list).
• Recommended offer: $450k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: La Escuelita (272 students, 91% FRL); Westlake Middle (314 students, 87% FRL); Oakland High (1,531 students, 88% FRL) — zoned schools average 89% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 127 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $4,499/mo this rent would consume 74% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $265k; list at $549k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $449,900 (18.1% 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. 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 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (median comp): $772,279
• List price: $549,000
• Delta: -26.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Alice St	0.74mi	5/2.0 (+1)	1,894 (+1%)	1mo	$800,000	$422	58

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-105,376
• Equity at exit: $81,858

10-year hold

• IRR: -15.3%
• Equity multiple: 0.18×
• Total profit: $-126,706
• Equity at exit: $47,467

Cash invested: $153,720 (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 94606

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $4,499 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$625 /mo · $7,494/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-178

Break-even live

Break-even rent $4,724

Max offer price $517,542

Occupancy floor 99%

Sensitivity live

Price	-10% $133	-5% $-23	+0% $-178	+5% $-333	+10% $-489
Rent	-10% $-533	-5% $-356	+0% $-178	+5% $0	+10% $177
Rate	-1.0pp $98	-0.5pp $-38	base $-178	+0.5pp $-320	+1.0pp $-465

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,500
Total (2 units)			$4,499

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	26d	1	0.09mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	1d	1	0.09mi
1200 Lakeshore Ave Oakland, CA	1.0–3.0	1.5–2.5	1332	$10,245	$7.69	0d	11	0.13mi
460 Stow Ave Oakland, CA	4.0	2.5	2118	$4,900	$2.31	0d	1	0.48mi
238 13th St Oakland, CA	3.0	1.0–2.0	1039	$4,380	$4.22	0d	13	0.61mi
260 Brooklyn Basin Way Oakland, CA	3.0	1.0–2.0	939	$4,554	$4.85	0d	11	0.65mi
2203 8th Ave Unit 2 Oakland, CA	4.0	2.0	1300	$3,100	$2.38	6d	1	0.66mi
37 8th Ave Oakland, CA	3.0	1.0–2.0	963	$4,675	$4.85	0d	17	0.74mi
1100 Webster St Oakland, CA	3.0	1.0–2.0	958	$5,000	$5.22	0d	9	0.75mi
527 Merritt Ave Oakland, CA	3.0	2.0	1530	$4,800	$3.14	3d	1	0.80mi
529 Merritt Ave Oakland, CA	3.0	2.0	1380	$4,500	$3.26	19d	1	0.80mi
520 Van Buren Ave Oakland, CA	1.0–3.0	1.0–2.0	974	$3,795	$3.89	45d	9	0.96mi
1950 Broadway Oakland, CA	4.0	1.0–2.0	737	$6,907	$9.37	0d	53	0.99mi
2016 Telegraph Ave Oakland, CA	3.0	1.0–3.0	1026	$6,749	$6.58	0d	7	1.09mi
500 William St Oakland, CA	3.0	1.0–2.0	1108	$4,654	$4.20	0d	16	1.14mi
482 Jean St Oakland, CA	3.0	2.0	1595	$4,800	$3.01	25d	1	1.22mi
1015 Martin Luther King Junior Way Unit B2 Oakland, CA	4.0	2.0	1800	$1,000	$0.56	45d	1	1.25mi
1015 Martin Luther King Junior Way Oakland, CA	4.0	2.0	1800	$1,300	$0.72	45d	1	1.26mi
668 21st St Oakland, CA	2.0–3.0	1.0–2.0	1112	$2,233	$2.01	45d	1	1.26mi
621 Calmar Ave Oakland, CA	3.0	2.0	2024	$5,529	$2.73	45d	1	1.28mi
471 26th St Oakland, CA	1.0–3.0	1.0–3.0	967	$3,870	$4.00	1d	9	1.36mi
3123 Harrison St Oakland, CA	3.0	2.0	1450	$3,800	$2.62	7d	1	1.37mi
1518 Clement Ave Alameda, CA	3.0	1.0–3.0	1108	$5,977	$5.39	0d	19	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $549,000 Active 9 DOM
2. 2026-06-18
   days on market $549,000 Active 6 DOM
3. 2026-06-17
   days on market $549,000 Active 5 DOM
4. 2026-06-16
   days on market $549,000 Active 4 DOM
5. 2026-06-15
   days on market $549,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on marketlisting id $549,000 Active 1 DOM
8. 2026-06-09
   days on market $568,000 Active 247 DOM
9. 2026-06-08
   days on market $568,000 Active 246 DOM
10. 2026-06-07
    days on market $568,000 Active 245 DOM
11. 2026-06-04
    days on market $568,000 Active 242 DOM
12. 2026-06-03
    days on market $568,000 Active 241 DOM
13. 2026-06-02
    days on market $568,000 Active 240 DOM
14. 2026-06-01
    days on market $568,000 Active 239 DOM
15. 2026-05-31
    days on market $568,000 Active 238 DOM
16. 2026-05-07
    price $580,000 1325-char remark
17. 2026-03-20
    price $597,000 1325-char remark
18. 2025-11-11
    price $698,000 1325-char remark
19. 2025-10-05
    listed $750,000 Active 1325-char remark
20. 2002-03-26
    soldstatus $265,000
21. 1978-03-30
    soldstatus $57,000

ⓘ 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: $7,494 · $625/mo
• Projected year-2 tax: $7,494 · $625/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 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,988
• − Mortgage interest: −$30,753
• − Property taxes: −$7,494
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,319
• − Management: −$4,319
• − Depreciation: −$15,971
• Taxable loss: −$11,613
• Est. tax savings @ 24.0%: +$2,787
• After-tax cash flow: $650/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

+863.2% since first listed

9 events — show timeline

• 2026-06-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-12 Listed $549,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-21 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-07 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-20 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-11 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-05 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2002-03-26 Sold (Public Records) $265,000 Public Records
• 1978-03-30 Sold (Public Records) $57,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $7,494 · +4.5% YoY. Source: county tax records.