2562 67th Ave · Oakland, CA 94605

$165,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 38 Days on market

Built 1927 4,000 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two-bedroom, one-bath home located in East Oakland, built in 1926. Property is not currently habitable.

Key facts

• 4,000 sq ft lot
• Built 1927
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 flat; 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 0.7% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $617,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2562 67th Ave	0.00mi	2/1.0	1,160 (0%)	0mo	$148,375	$128	100
2427 67th Ave	0.15mi	3/2.0 (+1)	1,134 (-2%)	0mo	$652,500	$575	80
1576 76th Ave	0.46mi	2/2.0	1,153 (-1%)	1mo	$613,000	$532	72
2907 Seminary Ave	0.53mi	2/1.0	1,087 (-6%)	0mo	$625,000	$575	64
7114 Halliday	0.32mi	3/2.0 (+1)	1,242 (+7%)	1mo	$510,000	$411	64
1720 67th Ave	0.29mi	3/1.0 (+1)	1,034 (-11%)	2mo	$560,000	$542	62
2939 57th Ave	0.69mi	2/1.0	1,122 (-3%)	1mo	$485,000	$432	62
6236 Laird Ave	0.69mi	2/1.0	1,103 (-5%)	2mo	$637,000	$578	58
1707 78th Ave	0.50mi	2/1.0	1,021 (-12%)	0mo	$305,000	$299	56
1672 67th Ave	0.32mi	3/1.5 (+1)	998 (-14%)	0mo	$500,000	$501	55
2648 77th Ave	0.65mi	3/2.0 (+1)	1,078 (-7%)	2mo	$599,500	$556	47
7850 Lockwood St	0.58mi	3/2.0 (+1)	1,308 (+13%)	1mo	$600,000	$459	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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.60×
• Total profit: $27,808
• Equity at exit: $24,602

10-year hold

• IRR: 22.3%
• Equity multiple: 2.70×
• Total profit: $78,488
• Equity at exit: $14,266

Cash invested: $46,200 (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 94605

• Rents YoY: 0.7%
• Active inventory: 186
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $952

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 59%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Havenscourt Blvd Oakland, CA	2.0	1.0	906	$3,000	$3.31	14d	1	0.04mi
2600 Havenscourt Blvd Oakland, CA	2.0	1.0	906	$3,000	$3.31	12d	1	0.04mi
2442 Havenscourt Blvd Oakland, CA	2.0	1.0	1182	$4,000	$3.38	43d	1	0.14mi
2694 Havenscourt Blvd Unit A Oakland, CA	2.0	1.0	800	$1,995	$2.49	5d	1	0.14mi
6625 Bancroft Ave Unit 6621 Oakland, CA	2.0	1.0	734	$1,950	$2.66	43d	1	0.18mi
6621 Bancroft Ave Oakland, CA	2.0	1.0	734	$1,950	$2.66	43d	1	0.19mi
7123 Holly St Unit d Oakland, CA	2.0	1.0	700	$1,795	$2.56	14d	1	0.29mi
6415 Brann St Oakland, CA	2.0	1.0	1240	$3,100	$2.50	43d	1	0.29mi
7630 Lockwood St Apt 41 Oakland, CA	1.0	1.0	750	$2,000	$2.67	43d	1	0.48mi
6638 MacArthur Blvd Unit 6640-F Oakland, CA	2.0	1.0	850	$2,395	$2.82	43d	1	0.54mi
5834 Elizabeth St Oakland, CA	3.0	1.0	1050	$3,724	$3.55	43d	1	0.57mi
3337 64th Avenue Pl Oakland, CA	3.0	2.0	1410	$3,800	$2.70	10d	1	0.58mi
3408 68th Ave Unit C Oakland, CA	2.0	1.0	700	$2,550	$3.64	1d	1	0.59mi
3421 68th Ave Unit 3 Oakland, CA	3.0	1.0	860	$2,695	$3.13	43d	1	0.59mi
3430 64th Avenue Pl Oakland, CA	2.0	1.0	900	$1,899	$2.11	43d	1	0.62mi
1428 78th Ave Unit 1 Oakland, CA	1.0	1.0	1000	$1,950	$1.95	43d	1	0.64mi
5633 Picardy Dr S Oakland, CA	2.0	1.0	1130	$3,700	$3.27	43d	1	0.64mi
6167 Mauritania Ave Unit C Oakland, CA	2.0	1.0	800	$2,100	$2.62	43d	1	0.64mi
6618 Laird Ave Oakland, CA	2.0	1.0	1000	$2,423	$2.42	1d	1	0.66mi
3421 68th Ave Apt 6 Oakland, CA	3.0	1.0	800	$2,650	$3.31	10d	1	0.67mi
1132 69th Ave Oakland, CA	2.0	1.0	750	$2,500	$3.33	43d	1	0.69mi
7911 Bancroft Ave Oakland, CA	2.0	1.0	900	$2,500	$2.78	43d	1	0.71mi
2837 55th Ave #4 Oakland, CA	2.0	2.0	1075	$2,825	$2.63	43d	1	0.74mi
6055 Majestic Ave Oakland, CA	2.0	1.0	758	$3,500	$4.62	4d	1	0.75mi
1715 82nd Ave Oakland, CA	3.0	2.0	1290	$3,000	$2.33	43d	1	0.78mi
2678 79th Ave Unit B Oakland, CA	2.0	1.0	1000	$2,500	$2.50	43d	1	0.79mi
2028 81st Ave Oakland, CA	1.0	1.0	850	$1,600	$1.88	43d	1	0.81mi
8330 Birch St Unit C Oakland, CA	3.0	1.0	1000	$2,200	$2.20	5d	1	0.91mi
1933 84th Ave Unit C Oakland, CA	2.0	1.0	750	$2,095	$2.79	14d	1	0.92mi
8109 Hillside St Oakland, CA	3.0	1.0	1182	$3,300	$2.79	43d	1	0.94mi
3849 Delmont Ave Oakland, CA	3.0	2.0	1496	$3,950	$2.64	43d	1	0.94mi
5701 International Blvd Oakland, CA	1.0	1.0	1115	$2,300	$2.06	3d	2	0.95mi
1341 58th Ave Ste 12 Oakland, CA	1.0	1.0	1100	$2,095	$1.90	20d	1	0.95mi
1341 58th Ave Oakland, CA	1.0	1.0	1100	$2,095	$1.90	21d	1	0.95mi
955 75th Ave Apt B Oakland, CA	2.0	1.0	731	$1,995	$2.73	14d	1	0.98mi
2326 84th Ave Oakland, CA	2.0	1.0	1000	$2,075	$2.08	3d	1	1.08mi
8521 Dowling St Oakland, CA	2.0	1.0	880	$2,575	$2.93	1d	1	1.13mi
851 81st Ave Oakland, CA	1.0	1.0–1.5	1135	$2,700	$2.38	43d	1	1.13mi
1333 87th Ave Oakland, CA	2.0	1.0	1153	$2,500	$2.17	21d	1	1.13mi
7724 Crest Ave Oakland, CA	3.0	1.0	1500	$3,300	$2.20	43d	1	1.17mi

Listing history 6 events

1. 2026-04-04
   status Pending
2. 2026-04-03
   historical
3. 2026-04-03
   price $165,000
4. 2026-04-03
   price $127,000
5. 2026-02-24
   listed $600,000 Active
6. 2017-08-04
   soldstatus $450,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥83°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: $31,779
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$4,800
• Taxable income: $9,352
• Est. tax owed @ 24.0%: −$2,244
• After-tax cash flow: $9,178/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): 44,103
• Household income: $106,068
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 2086.0

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 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 17% Two or more races 11% Asian 9%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 70% English-only · Spanish 21% Chinese 2% 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: ▼ -793.09%
• Current HPI: 294.5467
• Rent YoY: ▲ 0.65%
• 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

-63.3% since first listed

6 events — show timeline

• 2026-04-04 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-03 Price Changed $165,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-03 Price Changed $127,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-24 Listed $600,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-08-04 Sold (Public Records) $450,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $15,658 · +7.4% YoY. Source: county tax records.