320 Caldecott #116 · Oakland, CA 94618

$320,000

1 bd · 1.0 ba · 728 sqft · Condo public records · 20 Days on market

Built 1998 $440/sqft · 36% below area Est $502k · 36% under $847/mo HOA · 24% of rent

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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 +6.7/30.0
• 1% rule +6.0/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

Key facts

• $847 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Community association (Parkwoods HOA); Monthly HOA fee; HOA amenities include clubhouse, fitness center, pool, sauna, and guest parking; HOA covers reserves, water, sewer, trash, management, common hot water, common area maintenance, grounds maintenance, and exterior maintenance

Exterior

• Parking: Assigned covered parking (1 covered/1 enclosed per unit); Guest parking available
• Utilities: Public water; Public sewer; 220V in kitchen; Other solar electric; Cable available; Internet available
• Home design: Condominium (residential); Built in 1998
• Construction: Stucco construction; Shingle roof; Living area 728 square feet
• Exterior features: No yard; Community in-ground pool; Heated spa; Spa included

Interior

• Kitchen: Dishwasher; Gas range/cooktop; Microwave; Refrigerator; Tile counters; 220V outlet; Disposal
• Bedrooms: Total rooms: 3
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating (multi-unit system); No air conditioning
• Interior features: Elevator; No additional rooms; No steps to entry; Electric and gas fireplace in living room (metal); Vinyl flooring
• Laundry & utility: In-unit washer and dryer (stacked) located in laundry closet; 220V outlet; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (31.8% below list).
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $218k (31.8% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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: Claremont Middle (487 students, 43% FRL); Oakland Technical High (1,796 students, 57% FRL) — zoned schools average 50% FRL vs 68% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 20 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,328 (31.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.10% ✓
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 7.6

CMA / ARV

• ARV (median comp): $501,916
• List price: $320,000
• Delta: -36.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.66% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.13×
• Total profit: $-78,064
• Equity at exit: $47,713

10-year hold

• IRR: -11.0%
• Equity multiple: 0.22×
• Total profit: $-70,111
• Equity at exit: $27,668

Cash invested: $89,600 (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 94618

• Rents YoY: 5.7%
• Active inventory: 53
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,526 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$636 /mo · $7,632/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$847
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $-576

Break-even live

Break-even rent $4,254

Max offer price $218,328

Occupancy floor —

Sensitivity live

Price	-10% $-394	-5% $-485	+0% $-576	+5% $-666	+10% $-757
Rent	-10% $-854	-5% $-715	+0% $-576	+5% $-436	+10% $-297
Rate	-1.0pp $-414	-0.5pp $-494	base $-576	+0.5pp $-658	+1.0pp $-743

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Truitt Ln Unit 1309739P Oakland, CA	1.0	1.0	592	$7,108	$12.01	3d	1	1.40mi
2710 Belrose Ave Unit 2 Berkeley, CA	—	1.0	400	$1,500	$3.75	45d	1	1.47mi

HOA detail condo

• Monthly dues: $847 · $10,164/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-07
   listed $320,000 Active 716-char remark
2. 2026-04-07
   price $345,000
3. 2026-03-11
   historical
4. 2026-01-22
   listed Active
5. 2007-07-02
   soldstatus $335,000 Sold

   Show marketing remark (296 chars)

   Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

6. 2007-07-02
   soldstatus $335,000

   Show marketing remark (296 chars)

   Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

7. 2007-06-23
   historical

   Show marketing remark (296 chars)

   Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

8. 2007-06-22
   historical

   Show marketing remark (296 chars)

   Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

9. 2007-05-25
   price $340,000

   Show marketing remark (296 chars)

   Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

10. 2007-05-21
    listed $355,000

    Show marketing remark (296 chars)

    Chic contemporary home, w/ LR featuring bay windows looking onto a hillside setting. 1BR/1BA w/ gas fireplace in the LR, walk-in closet in BR, spacious BA, private deck, in-unit washer/dryer, workout facility, large pool area w/ hot tub, great parking space near elevator plus trans-bay bus stop.

11. 1998-12-03
    soldstatus $143,000

ⓘ 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: $7,632 · $636/mo
• Projected year-2 tax: $7,632 · $636/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,310
• − Mortgage interest: −$17,925
• − Property taxes: −$7,632
• − Insurance: −$2,398
• − Repairs & maintenance: −$3,385
• − Management: −$3,385
• − HOA: −$10,164
• − Depreciation: −$9,309
• Taxable loss: −$11,888
• Est. tax savings @ 24.0%: +$2,853
• After-tax cash flow: $-4,053/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): 16,958
• Household income: $201,780
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 446.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 13% Two or more races 12% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 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: ▼ -1439.23%
• Current HPI: 243.94
• Rent YoY: ▲ 5.66%
• 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

+123.8% since first listed

11 events — show timeline

• 2026-05-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-07 Listed $320,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-11 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-22 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-07-02 Sold (Public Records) $335,000 Public Records
• 2007-07-02 Sold (MLS) $335,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-06-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-06-22 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-05-25 Price Changed $340,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-05-21 Listed $355,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-12-03 Sold (Public Records) $143,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $7,632 · +5.4% YoY. Source: county tax records.