2445 10th Ave · Oakland, CA 94606

$569,000

3 bd · 2.0 ba · 2,175 sqft · MultiFamily public records · 415 Days on market

Built 1922 5,625 sqft lot $262/sqft · 36% below area Est $886k · 36% under ↓ 17% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• 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 MLS

Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

Key facts

• Play equipment
• Privacy
• Rear yard

Tags

• LAUNDRY ROOM
• REAR YARD
• PLAY EQUIPMENT
• PRIVACY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $569k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive. Per door: $330/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $528k (7.3% below list).
• Recommended offer: $501k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+1.9%/yr); 127 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $5,275/mo this rent would consume 87% 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 $17k 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 415 days — a 12% lower offer ($501k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $500,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.93% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $886,263
• List price: $569,000
• Delta: -35.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 E 33rd	0.34mi	4/4.0 (+1)	2,224 (+2%)	4mo	$1,085,000	$488	64
1812 15th Ave	0.53mi	4/3.0 (+1)	2,336 (+7%)	22mo	$799,000	$342	36

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-56,285
• Equity at exit: $84,840

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-19,556
• Equity at exit: $49,197

Cash invested: $159,320 (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: 18.0×

Monthly cashflow live

• Estimated rent: $5,275 high
• Mortgage (P&I): −$2,984
• Tax from tax record: −$286 /mo · $3,426/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,108
• Net cashflow: $661

Break-even live

Break-even rent $4,439

Max offer price $569,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,274
Total (2 units)			$5,275

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 6th Ave Unit 2 Oakland, CA	2.0	1.0	1500	$2,500	$1.67	43d	1	0.44mi
527 Merritt Ave Oakland, CA	3.0	2.0	1530	$4,800	$3.14	1d	1	0.72mi
1820 International Blvd Unit 1 Oakland, CA	2.0	1.5	1900	$1,710	$0.90	43d	1	0.82mi
621 Calmar Ave Oakland, CA	3.0	2.0	2024	$5,529	$2.73	43d	1	0.83mi
324 International Blvd Unit 324 Oakland, CA	3.0	1.5	1400	$3,500	$2.50	24d	1	0.83mi
2361 E 29th St Oakland, CA	2.0	1.0	1127	$2,195	$1.95	43d	2	0.87mi
1200 Lakeshore Ave Oakland, CA	1.0–3.0	1.5–2.5	1332	$10,245	$7.69	1d	14	1.00mi
520 Van Buren Ave Oakland, CA	1.0–3.0	1.0–2.0	974	$3,795	$3.89	43d	9	1.03mi
2900 Sheffield Ave Oakland, CA	4.0	2.0	1692	$7,000	$4.14	3d	1	1.05mi
482 Jean St Oakland, CA	3.0	2.0	1595	$4,800	$3.01	24d	1	1.23mi

Listing history 20 events

1. 2026-06-18
   days on market $569,000 Active 415 DOM
2. 2026-06-17
   days on market $569,000 Active 414 DOM
3. 2026-06-16
   days on market $569,000 Active 413 DOM
4. 2026-06-15
   days on market $569,000 Active 412 DOM
5. 2026-06-13
   days on market $569,000 Active 410 DOM
6. 2026-06-13
   days on market $569,000 Active 409 DOM
7. 2026-06-09
   days on market $569,000 Active 406 DOM
8. 2026-06-08
   days on market $569,000 Active 405 DOM
9. 2026-06-07
   days on market $569,000 Active 404 DOM
10. 2026-06-04
    days on market $569,000 Active 401 DOM
11. 2026-06-03
    pricedays on market $569,000 Active 400 DOM
12. 2026-06-02
    days on market $579,000 Active 399 DOM
13. 2026-06-01
    days on market $579,000 Active 398 DOM
14. 2026-05-31
    days on market $579,000 Active 397 DOM
15. 2026-05-02
    price $579,000 608-char remark

    Show marketing remark (608 chars)

    Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

16. 2026-03-28
    price $599,000 608-char remark

    Show marketing remark (608 chars)

    Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

17. 2025-12-16
    price $619,000 608-char remark

    Show marketing remark (608 chars)

    Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

18. 2025-07-11
    price $649,000 608-char remark

    Show marketing remark (608 chars)

    Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

19. 2025-06-04
    price $675,000 608-char remark

    Show marketing remark (608 chars)

    Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

20. 2025-04-29
    listed $700,000 Active 608-char remark

    Show marketing remark (608 chars)

    Here it is, 2443 and 2445 10th Ave. Oakland, CA - This duplex could be your next investment property. The building is 2,175 square feet of living space total. Built in 1922, with all the charm of that era, and situated on a 5,625 square foot lot. Both units are occupied. Each unit has it's own laundry room. The garage has been altered to storage and this property features a rear yard with play equipment and plenty of privacy. Located in the Peralta Joint Unified school district. Don't miss e great investment opportunity. This is a court ordered sale and is being sold in it's As-Is, Where-Is condition.

ⓘ 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: $3,426 · $286/mo
• Projected year-2 tax: $4,324 · $360/mo
• Expected delta: +$898/yr (+$75/mo · 26.2%)

ⓘ 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: $63,300
• − Mortgage interest: −$31,873
• − Property taxes: −$3,426
• − Insurance: −$2,845
• − Repairs & maintenance: −$5,064
• − Management: −$5,064
• − Depreciation: −$16,553
• Taxable loss: −$1,525
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $8,295/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

-17.3% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $579,000 CRMLS
• 2026-03-28 Price Changed $599,000 CRMLS
• 2025-12-16 Price Changed $619,000 CRMLS
• 2025-07-11 Price Changed $649,000 CRMLS
• 2025-06-04 Price Changed $675,000 CRMLS
• 2025-04-29 Listed $700,000 CRMLS

Property tax history

+4.6%/yr

Latest (2025): $3,426 · +5.3% YoY. Source: county tax records.