801 Franklin St #707 · Oakland, CA 94607

$265,000

1 bd · 1.0 ba · 880 sqft · Condo · 18 Days on market

Built 1976 Fair condition $301/sqft · 34% below area Est $404k · 34% under $606/mo HOA · 24% of rent

---

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 +6.4/30.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional value at City Center Plaza in the heart of Oakland Chinatown! This spacious 880 sq. ft. , 1-bedroom, 1-bath condo features a larger-than-typical layout with generous living, dining, and work-from-home space. Secure building access, elevator service, on-site laundry, and a designated parking space on G1. HOA dues include water, gas, and garbage. Add your personal style and upgrades to transform this space into a modern home tailored to your lifestyle. Just steps from vibrant shops, restaurants, markets, and BART. Ideal for first-time buyers, downsizers, or investors seeking a comfortable urban home in one of Oakland’s most dynamic neighborhoods!

Key facts

• Elevator service
• On-site laundry
• $606 HOA

Tags

• SECURE BUILDING ACCESS
• ELEVATOR SERVICE
• ON-SITE LAUNDRY
• DESIGNATED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (5.6% below list).
• Recommended offer: $198k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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: Lincoln Elementary (705 students, 77% FRL); Westlake Middle (314 students, 87% FRL); Oakland Technical High (1,796 students, 57% FRL).
• Market conditions: Rents rising (+3.2%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 18 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $198,268 (25.2% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 8.8

CMA / ARV

• ARV (median comp): $403,743
• List price: $265,000
• Delta: -29.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Franklin St #1108	0.00mi	2/1.0 (+1)	975 (+11%)	0mo	$345,000	$354	77
1511 Jefferson St #109	0.46mi	1/1.0	861 (-2%)	1mo	$350,000	$407	74
1 Lakeside Dr #411	0.69mi	1/1.0	917 (+4%)	1mo	$560,000	$611	60
199 Montecito Ave #105	1.16mi	2/1.0 (+1)	872 (-1%)	0mo	$430,000	$493	58
565 Bellevue Ave #2205	1.07mi	1/2.0	860 (-2%)	0mo	$505,000	$587	57
655 12th St #211	0.39mi	2/2.0 (+1)	1,021 (+16%)	1mo	$595,000	$583	47
2323 Magnolia St #6	1.34mi	1/1.0	1,024 (+16%)	1mo	$510,000	$498	40
260 Brooklyn Basin Way #526	1.15mi	1/1.0	736 (-16%)	1mo	$390,000	$530	39
565 Bellevue Ave #1403	1.07mi	1/2.0	1,069 (+22%)	1mo	$575,000	$538	36
1 Embarcadero #353	0.73mi	2/2.0 (+1)	1,031 (+17%)	0mo	$430,000	$417	32
77 Fairmount Ave #203	1.28mi	2/2.0 (+1)	1,031 (+17%)	0mo	$479,000	$465	31
260 Brooklyn Basin Way #574	1.15mi	2/2.0 (+1)	1,082 (+23%)	1mo	$600,000	$555	30

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.04×
• Total profit: $-71,298
• Equity at exit: $39,512

10-year hold

• IRR: -26.2%
• Equity multiple: -0.29×
• Total profit: $-95,743
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Active competition Active MLS

• For sale now: 2 active · 6 under contract
• Median asking: $317,000 ($419/sqft)
• Median days on market: 70 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94607

• Rents YoY: 3.2%
• Active inventory: 163
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$606
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-461

Break-even live

Break-even rent $3,085

Max offer price $198,268

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-370	+0% $-461	+5% $-553	+10% $-644
Rent	-10% $-659	-5% $-560	+0% $-461	+5% $-362	+10% $-264
Rate	-1.0pp $-328	-0.5pp $-394	base $-461	+0.5pp $-530	+1.0pp $-600

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 7th St Oakland, CA	1.0	1.0	644	$2,100	$3.26	24d	1	0.05mi
777 Broadway Oakland, CA	2.0	2.5	920	$3,095	$3.36	73d	1	0.06mi
989 Franklin St Oakland, CA	1.0	1.0	533	$2,195	$4.12	48d	1	0.07mi
988 Franklin St Oakland, CA	1.0	1.0	547	$2,180	$3.99	9d	1	0.11mi
375 12th St Oakland, CA	2.0	1.0	700	$1,995	$2.85	93d	1	0.21mi
375 12th St Unit 1 Oakland, CA	2.0	1.0	700	$1,995	$2.85	73d	1	0.21mi
1100 Webster St Oakland, CA	3.0	1.0–2.0	958	$3,241	$3.38	2d	20	0.21mi
585 9th St #858 Oakland, CA	1.0	1.0	841	$2,600	$3.09	71d	1	0.22mi
1150 Clay St Oakland, CA	1.0	1.0	597	$3,091	$5.18	9d	5	0.25mi
555 10th St Oakland, CA	2.0	2.0	906	$2,798	$3.09	93d	2	0.25mi
385 14th St Oakland, CA	2.0	1.0–2.0	827	$4,437	$5.36	2d	37	0.29mi
335 3rd St Oakland, CA	1.0	1.0	602	$2,620	$4.35	12d	35	0.32mi
428 Alice St #639 Oakland, CA	2.0	2.0	1091	$3,450	$3.16	35d	1	0.33mi
311 2nd St #713 Oakland, CA	2.0	2.0	1100	$3,600	$3.27	67d	1	0.37mi
378 Embarcadero W Oakland, CA	2.0	1.0–2.0	652	$2,704	$4.14	13d	9	0.37mi
685 9th St Oakland, CA	2.0	1.0–2.0	526	$2,051	$3.90	9d	11	0.38mi
1389 Jefferson St Oakland, CA	2.0	1.0–2.0	905	$3,070	$3.39	9d	17	0.38mi
240 3rd St Oakland, CA	1.0–2.0	1.0–2.0	932	$2,386	$2.56	10d	12	0.38mi
655 12th St Oakland, CA	1.0–2.0	1.0–2.0	838	$1,995	$2.38	93d	4	0.40mi
655 12th St Oakland, CA	1.0–2.0	1.0–2.0	838	$2,095	$2.50	21d	3	0.40mi
238 13th St Oakland, CA	1.0–3.0	1.0–2.0	946	$2,681	$2.83	9d	14	0.41mi
671 11th St Unit B Oakland, CA	1.0	1.0	700	$2,095	$2.99	46d	1	0.41mi
1510 Webster St Oakland, CA	1.0–2.0	1.0	478	$2,256	$4.72	9d	9	0.43mi
184 13th St Oakland, CA	3.0	1.0	815	$1,928	$2.37	9d	8	0.44mi
1401 Jackson St Oakland, CA	2.0	1.0	970	$3,345	$3.45	19d	1	0.44mi
412 Madison St Oakland, CA	1.0–2.0	1.0	651	$2,523	$3.88	9d	12	0.45mi
40 Harrison St Oakland, CA	2.0	1.0–2.0	785	$3,881	$4.94	9d	11	0.45mi
180 3rd St Oakland, CA	1.0–2.0	1.0–2.0	1011	$3,048	$3.01	9d	17	0.46mi
101 Embarcadero W Oakland, CA	2.0	1.0–2.0	815	$2,768	$3.40	9d	13	0.47mi
1605 Clay St Unit 08 Oakland, CA	1.0	1.0	600	$1,895	$3.16	61d	1	0.47mi
447 17th St Oakland, CA	1.0–2.0	1.0–2.0	973	$3,304	$3.39	9d	4	0.48mi
1511 Jefferson St #218 Oakland, CA	1.0	1.0	916	$2,495	$2.72	73d	1	0.48mi
1428 Jackson St Oakland, CA	2.0	1.0	492	$1,804	$3.67	13d	1	0.49mi
311 Oak St Oakland, CA	1.0–2.0	1.0–2.0	1228	$2,850	$2.32	61d	2	0.49mi
1502 Alice St Unit 21 Oakland, CA	1.0	1.0	551	$1,895	$3.44	52d	1	0.50mi
71 10th St Oakland, CA	1.0	1.0	607	$1,825	$3.00	9d	2	0.51mi
1511 Jackson St Oakland, CA	1.0	1.0	495	$1,820	$3.68	9d	2	0.51mi
680 14th St Unit 410 Oakland, CA	—	1.0	550	$1,295	$2.35	35d	1	0.51mi
1502 Jackson St Unit 106 Oakland, CA	1.0	1.0	550	$1,695	$3.08	24d	1	0.52mi
59 10th St Apt 3 Oakland, CA	1.0	1.0	800	$2,045	$2.56	17d	1	0.53mi

HOA detail $606/mo · $7,272/yr condo

• Likely covers: watertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-08-08
   days on market $265,000 Active 18 DOM
2. 2026-08-06
   days on market $265,000 Active 16 DOM
3. 2026-08-05
   days on market $265,000 Active 15 DOM
4. 2026-08-04
   days on market $265,000 Active 14 DOM
5. 2026-08-03
   days on market $265,000 Active 13 DOM
6. 2026-07-31
   days on market $265,000 Active 10 DOM
7. 2026-07-30
   days on market $265,000 Active 9 DOM
8. 2026-07-30
   days on market $265,000 Active 8 DOM
9. 2026-07-28
   days on market $265,000 Active 7 DOM
10. 2026-07-26
    days on market $265,000 Active 5 DOM
11. 2026-07-24
    days on market $265,000 Active 3 DOM
12. 2026-07-23
    days on market $265,000 Active 2 DOM
13. 2026-07-21
    pricedays on marketlisting id $265,000 Active 1 DOM
14. 2026-07-01
    days on market $285,000 Active 91 DOM
15. 2026-06-30
    days on market $285,000 Active 90 DOM
16. 2026-06-29
    days on market $285,000 Active 89 DOM
17. 2026-06-28
    days on market $285,000 Active 88 DOM
18. 2026-06-27
    days on market $285,000 Active 87 DOM
19. 2026-06-26
    days on market $285,000 Active 86 DOM
20. 2026-06-24
    days on market $285,000 Active 84 DOM
21. 2026-06-22
    days on market $285,000 Active 82 DOM
22. 2026-06-21
    days on market $285,000 Active 81 DOM
23. 2026-06-18
    days on market $285,000 Active 78 DOM
24. 2026-06-17
    days on market $285,000 Active 77 DOM
25. 2026-06-16
    days on market $285,000 Active 76 DOM
26. 2026-06-15
    days on market $285,000 Active 75 DOM
27. 2026-06-13
    days on market $285,000 Active 73 DOM
28. 2026-06-13
    days on market $285,000 Active 72 DOM
29. 2026-06-09
    days on market $285,000 Active 69 DOM
30. 2026-06-08
    days on market $285,000 Active 68 DOM
31. 2026-06-07
    days on market $285,000 Active 67 DOM
32. 2026-06-04
    days on market $285,000 Active 64 DOM
33. 2026-06-03
    days on market $285,000 Active 63 DOM
34. 2026-06-02
    days on market $285,000 Active 62 DOM
35. 2026-06-01
    days on market $285,000 Active 61 DOM
36. 2026-05-31
    days on market $285,000 Active 60 DOM
37. 2026-04-01
    listed $325,000 Active 669-char remark

ⓘ 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 3/10 Moderate 6 d/yr ≥82°F today · 12 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: $30,018
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − HOA: −$7,272
• − Depreciation: −$7,709
• Taxable loss: −$9,910
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-3,156/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,400–$13,200 screening

This 1-bedroom, 1-bath condo at City Center Plaza in Oakland offers a spacious layout with potential for cosmetic upgrades to enhance its value.

Repairs flagged

• Minor Paint — Paint appears slightly faded in some areas
• Minor Appliances — Standard appliances may need cleaning

Value-add opportunities

• Both Paint the interior walls — Fresh paint can enhance the home's appeal and value ↑
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Install new kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Lincoln Elementary Middle Westlake Middle High Oakland Technical High

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

B Composite livability gradescore 71/100

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 · 1,928,884 people
• City population: 385,993
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 28,804
• Household income: $94,863
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 11% of renters

---

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: Black 29% White 25% Asian 25% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 65% English-only · Chinese 16% Spanish 8% Arabic 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: ▼ -170.49%
• Current HPI: 263.5885
• Rent YoY: ▲ 3.24%
• 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