1155 International Blvd · Oakland, CA 94606

$909,000

None bd · None ba · — sqft · MultiFamily · 303 Days on market

Poor condition 5,000 sqft lot Est $845k · 8% over

---

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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +4.1/15.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great Investment Property in the heart of New China Town, 5 units plus a Laundromat. Generate Great Cash flow. Drive by only. Please Do Not Disturb or Talk to Tenants. Thank you.

Key facts

• Concrete foundation
• Investment property
• Opportunity zone

Tags

• 5 UNITS PLUS RETAIL SPACE
• CORNER LOT
• CONCRETE FOUNDATION
• OPPORTUNITY ZONE
• INVESTMENT PROPERTY
• WALKING DISTANCE TO SHOPS

Property features AI

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Multi-unit building (5+ units)
• Construction: Stucco exterior; Shingle roof; Year built not specified
• Exterior features: Corner lot

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms; Unit 3: 1 bedroom; Unit 4: 3 bedrooms
• Flooring: Carpet
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 1 bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Carpet flooring; Basement with separate entry

What this means for you Summary

Snapshot

• This is a multifamily listed at $909k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $909k).
• Recommended offer: $800k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $11,649/mo this rent would consume 193% 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 $6k of loan paydown is wiped out by about $27k 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 + 1.9% rent growth), your $255k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $141k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $570k; list at $909k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $799,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $845,358
• List price: $909,000
• Delta: 7.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1148 E 15th St	0.10mi	—/3.0	2,435	6mo	$670,000	$275	78
635 E 15th St	0.35mi	—/—	5,875	0mo	$1,120,000	$191	71
1821-1823 13th Ave	0.32mi	3/2.0	1,596	5mo	$510,000	$320	69
1748 E 15th St	0.42mi	11/6.0	3,544	5mo	$790,000	$223	64
1911 5th Ave	0.61mi	8/4.0	3,984	0mo	$1,020,000	$256	59
2141 11th Ave	0.55mi	4/2.0	1,702	6mo	$540,000	$317	57
1946 E 20th St	0.66mi	8/4.0	2,612	0mo	$980,000	$375	56
1829 E 22nd St	0.68mi	4/4.0	1,664	1mo	$640,000	$385	55
905 E 24th St	0.71mi	8/4.0	3,211	0mo	$1,115,000	$347	54
2232 11th Ave	0.61mi	5/2.0	2,189	6mo	$680,000	$311	54
1900-1904 21st Ave	0.72mi	4/2.0	1,508	3mo	$568,000	$377	52
105 E 16th St	0.73mi	20/21.0	17,526	3mo	$5,200,000	$297	51

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $25,694
• Equity at exit: $135,535

10-year hold

• IRR: 11.1%
• Equity multiple: 1.82×
• Total profit: $209,644
• Equity at exit: $78,594

Cash invested: $254,520 (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: 29.2×

Monthly cashflow live

• Estimated rent: $11,649 high
• Mortgage (P&I): −$4,767
• Tax est. 1.5%: −$1,136 /mo · $13,635/yr
• Insurance: −$379
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,446
• Net cashflow: $2,921

Break-even live

Break-even rent $7,952

Max offer price $909,000

Occupancy floor 70%

Sensitivity live

Price	-10% $3,549	-5% $3,235	+0% $2,921	+5% $2,607	+10% $2,293
Rent	-10% $2,001	-5% $2,461	+0% $2,921	+5% $3,381	+10% $3,841
Rate	-1.0pp $3,379	-0.5pp $3,152	base $2,921	+0.5pp $2,685	+1.0pp $2,446

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,196
▸ 2× units	2	1	$4,286
1× unit	1	1	$2,166
Total (5 units)			$11,649

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: $227,250
• Closing costs: $27,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 International Blvd Oakland, CA	1.0	1.0	2590	$3,500	$1.35	45d	1	0.05mi
939 International Blvd Oakland, CA	3.0	1.0	726	$2,495	$3.44	45d	1	0.14mi
937 International Blvd Oakland, CA	2.0	1.0	726	$1,795	$2.47	45d	1	0.15mi
1515 14th Ave Oakland, CA	3.0	2.0	1176	$2,950	$2.51	45d	1	0.15mi
848 E 15th St Unit B Oakland, CA	1.0	1.0	608	$1,825	$3.00	45d	1	0.21mi
1125 E 18th St Oakland, CA	2.0	1.0	610	$2,523	$4.14	0d	2	0.23mi
1532 8th Ave Unit 5 Oakland, CA	1.0	1.0	—	$1,475	—	45d	1	0.26mi
1523 8th Ave Unit F Oakland, CA	2.0	1.0	650	$1,850	$2.85	25d	1	0.29mi
1715 9th Ave Unit C Oakland, CA	1.0	1.0	671	$1,800	$2.68	45d	1	0.29mi
1537 8th Ave Unit B Oakland, CA	2.0	1.0	650	$1,850	$2.85	25d	1	0.29mi
1836 12th Ave Oakland, CA	1.0	1.0	625	$1,850	$2.96	45d	1	0.30mi
1605 8th Ave Apt 106 Oakland, CA	2.0	1.0	640	$2,050	$3.20	0d	1	0.30mi
720 Foothill Blvd Oakland, CA	2.0	1.0	750	$2,200	$2.93	23d	1	0.32mi
1115 7th Ave Unit 4 Oakland, CA	3.0	1.0	900	$2,450	$2.72	25d	1	0.37mi
1530 6th Ave Unit 3 Oakland, CA	1.0	1.0	—	$1,695	—	25d	1	0.38mi
1530 6th Ave Apt 4 Oakland, CA	1.0	1.0	—	$1,795	—	45d	1	0.38mi
1732 7th Ave Unit 1732 Oakland, CA	1.0	1.0	825	$2,196	$2.66	45d	1	0.38mi
1221 E 20th St Oakland, CA	2.0	1.0	609	$2,533	$4.16	0d	5	0.38mi
650 E 17th St Oakland, CA	1.0	1.0	600	$1,895	$3.16	16d	1	0.39mi
1934 9th Ave Oakland, CA	2.0	1.0	700	$1,920	$2.74	4d	1	0.39mi
1929 9th Ave Unit 1929A Oakland, CA	1.0	1.0	700	$1,695	$2.42	25d	1	0.41mi
1931 9th Ave Unit 1931 Oakland, CA	2.0	1.0	1200	$2,200	$1.83	45d	1	0.41mi
1844 7th Ave Oakland, CA	2.0	1.0	650	$2,333	$3.59	6d	1	0.43mi
1424 E 20th St Oakland, CA	2.0	1.0	—	$3,095	—	45d	1	0.43mi
920 E 20th St Unit 7 Oakland, CA	2.0	1.0	800	$2,500	$3.12	45d	1	0.44mi
507 International Blvd Unit 507 Oakland, CA	1.0	1.0	670	$1,800	$2.69	45d	1	0.44mi
1820 International Blvd Unit 1 Oakland, CA	2.0	1.5	1900	$1,710	$0.90	45d	1	0.45mi
512 Foothill Blvd Apt 4 Oakland, CA	1.0	1.0	—	$1,750	—	45d	1	0.46mi
1325 E 21st St Oakland, CA	1.0	1.0	375	$1,600	$4.27	45d	1	0.46mi
1323 E 21st St Oakland, CA	1.0	1.0	650	$1,800	$2.77	25d	1	0.46mi
818 E 20th St Oakland, CA	1.0–2.0	1.0	660	$2,098	$3.18	3d	1	0.46mi
448 Foothill Blvd Oakland, CA	1.0	1.0	675	$1,895	$2.81	25d	1	0.49mi
734 E 20th St Unit 14 Oakland, CA	2.0	1.0	740	$1,920	$2.59	25d	1	0.49mi
1821 6th Ave Apt 305 Oakland, CA	1.0	1.0	750	$1,950	$2.60	45d	1	0.49mi
1914 6th Ave Unit 2 Oakland, CA	2.0	1.0	1500	$2,500	$1.67	45d	1	0.51mi
415 Foothill Blvd Unit 4 Oakland, CA	2.0	1.0	—	$2,100	—	45d	1	0.52mi
434 E 17th St Oakland, CA	1.0	1.0	—	$1,745	—	45d	1	0.52mi
434 E 17th St Unit 305 Oakland, CA	1.0	1.0	600	$1,745	$2.91	0d	1	0.52mi
434 E 17th St Unit 305 Oakland, CA	1.0	1.0	—	$1,745	—	3d	1	0.52mi
1506 4th Ave Unit 7 Oakland, CA	2.0	1.0	750	$1,950	$2.60	45d	1	0.52mi

Listing history 21 events

1. 2026-04-24
   price $909,000
2. 2026-03-06
   status Active
3. 2026-03-06
   price $899,000
4. 2026-01-27
   historical
5. 2025-12-22
   price $999,000
6. 2025-12-05
   price $1,019,000
7. 2025-08-08
   status Active
8. 2025-07-10
   status Pending
9. 2025-06-27
   price $1,049,000
10. 2025-05-23
    listed $1,050,000 Active
11. 2025-04-12
    historical
12. 2025-03-19
    price
13. 2025-02-17
    price
14. 2025-02-04
    status Active
15. 2025-02-04
    price
16. 2025-01-03
    historical
17. 2024-10-26
    status Active
18. 2024-10-17
    historical
19. 2024-10-09
    listed Active
20. 2014-10-21
    soldstatus $570,000 178-char remark

    Show marketing remark (178 chars)

    Great Investment Property in the heart of New China Town, 5 units plus a Laundromat. Generate Great Cash flow. Drive by only. Please Do Not Disturb or Talk to Tenants. Thank you.

21. 2014-06-06
    listed $650,000 178-char remark

    Show marketing remark (178 chars)

    Great Investment Property in the heart of New China Town, 5 units plus a Laundromat. Generate Great Cash flow. Drive by only. Please Do Not Disturb or Talk to Tenants. Thank you.

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

Taxation est. · year 1

• Rental income: $139,788
• − Mortgage interest: −$50,918
• − Property taxes: −$13,635
• − Insurance: −$4,545
• − Repairs & maintenance: −$11,183
• − Management: −$11,183
• − Depreciation: −$26,444
• Taxable income: $21,880
• Est. tax owed @ 24.0%: −$5,251
• After-tax cash flow: $29,799/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 · 9 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including exterior paint, landscaping, and interior updates. The property is currently in poor condition and presents a significant opportunity for investment.

Repairs flagged

• Major broken windows — Structural damage
• Major exterior paint — Severe graffiti and peeling paint
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior paint — Improves curb appeal and property value
• Both landscaping — Enhances curb appeal and property value
• Both interior updates — Modernizes the space and increases rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
broken windows · Structural damage	Major	$15,000–50,000
exterior paint · Severe graffiti and peeling paint	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint — Improves curb appeal and property value ↑
• Both landscaping — Enhances curb appeal and property value ↑
• Both interior updates — Modernizes the space and increases rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+39.8% since first listed

21 events — show timeline

• 2026-04-24 Price Changed $909,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-06 Price Changed $899,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-22 Price Changed $999,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-05 Price Changed $1,019,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-08 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-10 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-27 Price Changed $1,049,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-23 Listed $1,050,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-19 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-04 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-04 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-26 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-09 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-10-21 Sold (MLS) $570,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-06-06 Listed $650,000 bridgeMLS, Bay East AOR, or Contra Costa AOR