707 Aileen St · Oakland, CA 94609

$1,249,000

3 bd · 4.0 ba · 3,408 sqft · MultiFamily public records · 1 Days on market

Built 1923 5,610 sqft lot Est $1854k · 33% under

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Classic 1920's 4plex w/lrg apts, sunny corner lot w/ lots of parking. Orig details, decor fireplaces, hdwd floors, big apartments, good rents, grt location close to BART, Temescal, E'ville, more. Needs work but could be great! Open Sun 4/3, 2-3pm.

Key facts

• 5,610 sq ft lot
• Built 1923

Property features AI

Finance

• Financial info: Four total rental units; Some units have updated baths and kitchens

Exterior

• Parking: Four total parking spaces; Off-street parking (includes one assigned space per unit)
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters; Internet available; Separate electric and gas meters for units
• Home design: Residential income property (quadruplex)
• Construction: Stucco construction; Built in 1923
• Exterior features: Rear porch; Balcony/patio; Front landscaping; Low-maintenance landscaping; Garden; Fenced; Corner lot

Interior

• Kitchen: Some units have updated kitchens
• Flooring: Hardwood; Laminate; Linoleum
• Bathrooms: Four units each with one bathroom
• Heating & cooling: Natural gas heating; No air conditioning
• Interior features: Tub with shower over; Window coverings
• Laundry & utility: In-unit laundry room with washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $920/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.25M).
• Cap rate 9.8% 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; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $14,726/mo this rent would consume 164% 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 $9k of loan paydown is wiped out by about $37k 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $350k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y ago; this cycle's ask is 178% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $400k; list at $1.25M implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,249,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1923 — 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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $1,853,952
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 47th St	0.74mi	4/4.0 (+1)	3,240 (-5%)	12mo	$1,375,000	$424	42
463 61st St	0.59mi	4/4.0 (+1)	3,077 (-10%)	12mo	$1,675,000	$544	42

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $85,511
• Equity at exit: $186,230

10-year hold

• IRR: 18.2%
• Equity multiple: 2.75×
• Total profit: $612,800
• Equity at exit: $107,991

Cash invested: $349,720 (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 94609

• Rents YoY: 6.5%
• Active inventory: 85
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $14,726 high
• Mortgage (P&I): −$6,550
• Tax from tax record: −$885 /mo · $10,622/yr
• Insurance: −$520
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,092
• Net cashflow: $3,678

Break-even live

Break-even rent $10,070

Max offer price $1,249,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$14,724
Total (4 units)			$14,726

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: $312,250
• Closing costs: $37,470
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-20
   historical $1,249,000
2. 2011-09-21
   soldstatus $400,000 Sold 250-char remark

   Show marketing remark (250 chars)

   Classic 1920's 4plex w/lrg apts, sunny corner lot w/ lots of parking. Orig details, decor fireplaces, hdwd floors, big apartments, good rents, grt location close to BART, Temescal, E'ville, more. Needs work but could be great! Open Sun 4/3, 2-3pm.

3. 2011-09-14
   soldstatus $400,000
4. 2011-04-01
   status Pending - Subject to Lender Approval 250-char remark

   Show marketing remark (250 chars)

   Classic 1920's 4plex w/lrg apts, sunny corner lot w/ lots of parking. Orig details, decor fireplaces, hdwd floors, big apartments, good rents, grt location close to BART, Temescal, E'ville, more. Needs work but could be great! Open Sun 4/3, 2-3pm.

5. 2011-03-18
   listed $450,000 New 250-char remark

   Show marketing remark (250 chars)

   Classic 1920's 4plex w/lrg apts, sunny corner lot w/ lots of parking. Orig details, decor fireplaces, hdwd floors, big apartments, good rents, grt location close to BART, Temescal, E'ville, more. Needs work but could be great! Open Sun 4/3, 2-3pm.

6. 1998-06-01
   soldstatus $271,000 130-char remark

   Show marketing remark (130 chars)

   TWO STORY HANDSOME SPANISH MED 4-PLEX.GREAT LOCATION, VERY CHARMING ARCHITECTURE. HARD WOOD FLRS, FRENCH DOORS, BLT INS, EXCELLENT

7. 1998-06-01
   soldstatus $271,000

   Show marketing remark (130 chars)

   TWO STORY HANDSOME SPANISH MED 4-PLEX.GREAT LOCATION, VERY CHARMING ARCHITECTURE. HARD WOOD FLRS, FRENCH DOORS, BLT INS, EXCELLENT

8. 1998-04-07
   historical 130-char remark

   Show marketing remark (130 chars)

   TWO STORY HANDSOME SPANISH MED 4-PLEX.GREAT LOCATION, VERY CHARMING ARCHITECTURE. HARD WOOD FLRS, FRENCH DOORS, BLT INS, EXCELLENT

9. 1998-03-05
   listed $259,000 130-char remark

   Show marketing remark (130 chars)

   TWO STORY HANDSOME SPANISH MED 4-PLEX.GREAT LOCATION, VERY CHARMING ARCHITECTURE. HARD WOOD FLRS, FRENCH DOORS, BLT INS, EXCELLENT

10. 1986-12-30
    soldstatus $130,000

ⓘ 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: $10,622 · $885/mo
• Projected year-2 tax: $10,622 · $885/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $176,712
• − Mortgage interest: −$69,963
• − Property taxes: −$10,622
• − Insurance: −$6,245
• − Repairs & maintenance: −$14,137
• − Management: −$14,137
• − Depreciation: −$36,335
• Taxable income: $25,273
• Est. tax owed @ 24.0%: −$6,066
• After-tax cash flow: $38,071/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

+860.8% since first listed

10 events — show timeline

• 2026-05-20 Coming Soon $1,249,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-09-21 Sold (MLS) $400,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-09-14 Sold (Public Records) $400,000 Public Records
• 2011-04-01 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-03-18 Listed $450,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-06-01 Sold (Public Records) $271,000 Public Records
• 1998-06-01 Sold (MLS) $271,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-04-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-03-05 Listed $259,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1986-12-30 Sold (Public Records) $130,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $10,622 · +4.7% YoY. Source: county tax records.