3743 Suter St · Oakland, CA 94619

$995,000

4 bd · 4.0 ba · 2,404 sqft · MultiFamily public records · 13 Days on market

Built 1925 2,575 sqft lot Est $906k · 10% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• 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

Great opportunity for a fabulous fourplex in the Allendale/Laurel neighborhood! Upgrades include newer dual pane windows, newer foundation, newer plumbing and electrical. Sewer lateral compliant. Each unit has it's own garage. 2 units have laundry hook-ups. Units have either hardwood flooring or laminate wood flooring in living rooms. Great location within a few blocks of the Laurel shopping district and Jo's Modern Thai, Phnom Penh, Communite' Table, Ghost Town Brewing, Degrees Plato Tap Room.

Key facts

• Dual-pane windows
• Newer appliances
• Remodeled units

Tags

• REMODELED UNITS
• UPDATED LAMINATE FLOORING
• FRESH INTERIOR PAINT
• NEWER APPLIANCES
• DUAL-PANE WINDOWS
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Detached parking; 4 parking spaces total (1 space per unit)
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters
• Home design: Residential income property; Quadruplex
• Construction: Stucco construction; Built in 1925
• Exterior features: No yard; Corner lot; Rectangular lot

Interior

• Flooring: Hardwood; Laminate; Tile
• Bathrooms: Each unit has 1 bathroom (4 bathrooms total)
• Heating & cooling: Wall furnaces; No air conditioning
• Interior features: Washer included; Gas water heater; Hardwood, laminate and tile floors; Four total units
• Laundry & utility: Washer in unit(s)

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $581/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $995k).
• Cap rate 9.1% 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: 90 active listings in the ZIP; 6 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; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $12,253/mo this rent would consume 113% of the median local household income ($130k/yr) (locally 1071% 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 $7k of loan paydown is wiped out by about $30k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $995,000

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 1925 — 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: 1.23% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $906,308
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4160 Masterson St	0.41mi	4/3.0	2,347 (-2%)	4mo	$565,000	$241	70
3803 Midvale Ave	0.51mi	4/2.0	2,287 (-5%)	15mo	$895,000	$391	48
3228 Dakota St	0.37mi	5/3.0 (+1)	2,682 (+12%)	14mo	$1,010,000	$377	43
3110 Coolidge Ave	0.65mi	3/4.0 (-1)	2,548 (+6%)	17mo	$835,000	$328	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-12,851
• Equity at exit: $148,358

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $181,208
• Equity at exit: $86,029

Cash invested: $278,600 (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 94619

• Active inventory: 90
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $12,253 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$1,725 /mo · $20,703/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,573
• Net cashflow: $2,322

Break-even live

Break-even rent $9,314

Max offer price $995,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$12,252
Total (4 units)			$12,253

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5307 Hillen Dr Oakland, CA	3.0	2.0	1831	$3,895	$2.13	4d	1	1.02mi
4254 Gregory St Oakland, CA	3.0	3.0	1949	$4,500	$2.31	43d	1	1.03mi
2900 Sheffield Ave Oakland, CA	4.0	2.0	1692	$7,000	$4.14	3d	1	1.09mi
4120 Rhoda Ave Oakland, CA	3.0	3.5	2561	$6,995	$2.73	1d	1	1.09mi
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	43d	1	1.30mi
5875 Picardy Dr Oakland, CA	4.0	2.5	1906	$5,200	$2.73	43d	1	1.34mi

Listing history 11 events

1. 2026-06-18
   days on market $995,000 Active 13 DOM
2. 2026-06-17
   days on market $995,000 Active 12 DOM
3. 2026-06-16
   days on market $995,000 Active 11 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-15
   days on market $995,000 Active 10 DOM
6. 2026-06-13
   days on market $995,000 Active 8 DOM
7. 2026-06-13
   days on market $995,000 Active 7 DOM
8. 2026-06-09
   days on market $995,000 Active 4 DOM
9. 2026-06-08
   days on market $995,000 Active 3 DOM
10. 2026-06-07
    remarks 617-char remark
11. 2026-06-07
    listed $995,000 Active 2 DOM

ⓘ 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: $20,703 · $1,725/mo
• Projected year-2 tax: $20,703 · $1,725/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 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $147,036
• − Mortgage interest: −$55,735
• − Property taxes: −$20,703
• − Insurance: −$4,975
• − Repairs & maintenance: −$11,763
• − Management: −$11,763
• − Depreciation: −$28,945
• Taxable income: $13,152
• Est. tax owed @ 24.0%: −$3,156
• After-tax cash flow: $24,710/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): 26,831
• Household income: $129,867
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1071.0

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 0.78)
• Race & ethnicity: White 32% Hispanic / Latino 23% Black 19% Asian 17% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% Chinese 8% Other Indo-European 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: ▼ -835.69%
• Current HPI: 259.7097
• Rent YoY: —
• 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

+452.8% since first listed

18 events — show timeline

• 2026-06-05 Listed $995,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-02-27 Sold (MLS) $1,225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-02-16 Sold (Public Records) $1,225,000 Public Records
• 2022-01-14 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-12-18 Listed $1,150,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-09-19 Sold (MLS) $430,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-07-18 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-07-10 Price Changed $440,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-05-25 Listed $462,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-10-20 Sold (Public Records) $750,000 Public Records
• 2005-10-19 Sold (MLS) $745,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-09-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-08-11 Listed $744,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-06-28 Sold (Public Records) $217,500 Public Records
• 2000-06-28 Sold (MLS) $217,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-05-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-05-12 Listed $195,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1986-01-16 Sold (Public Records) $180,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $20,703 · +4.1% YoY. Source: county tax records.