701 43rd St · Oakland, CA 94609

$1,395,000

10 bd · 6.0 ba · 5,423 sqft · MultiFamily public records · 39 Days on market

Built 1918 5,000 sqft lot $257/sqft · 27% above area Est $1099k · 27% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.2/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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 opportunity on this North Oakland 6 unit property. 5 of the 6 units are vacant giving a new owner the ability to set their rents. 2-1 bdrm/1 bath, 2-1 bdrm/1 bath with dining room & 2-2bdrm/1 bath units. Building is 5,423 sq.ft. per public records. The building has a ton of charm with hardwood flooring, built-in china cabinets, nice moldings throughout. All income and expenses are estimated due to the majority of the units being vacant. Possible Seller financing.

Key facts

• Hardwood flooring
• Nice moldings
• 5,000 sq ft lot

Tags

• HARDWOOD FLOORING
• BUILT-IN CHINA CABINETS
• NICE MOLDINGS

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 2×2bd/1ba units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $645/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.40M).
• Recommended offer: $1.35M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Emerson Elementary (334 students, 71% FRL); Claremont Middle (487 students, 43% FRL); Oakland Technical High (1,796 students, 57% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 86 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $15,641/mo this rent would consume 174% of the median local household income ($108k/yr) (locally 1721% 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 $10k of loan paydown is wiped out by about $42k 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 + 6.5% rent growth), your $391k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($1.35M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,353,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,099,257
• List price: $1,395,000
• Delta: 26.90%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.51% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.20×
• Total profit: $77,275
• Equity at exit: $207,999

10-year hold

• IRR: 17.1%
• Equity multiple: 2.63×
• Total profit: $635,154
• Equity at exit: $120,614

Cash invested: $390,600 (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 94609

• Rents YoY: 6.5%
• Active inventory: 86
• Price-to-rent: 45.8×

Monthly cashflow live

• Estimated rent: $15,641 high
• Mortgage (P&I): −$7,316
• Tax from tax record: −$587 /mo · $7,050/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,285
• Net cashflow: $3,872

Break-even live

Break-even rent $10,740

Max offer price $1,395,000

Occupancy floor 70%

Sensitivity live

Price	-10% $4,662	-5% $4,267	+0% $3,872	+5% $3,477	+10% $3,082
Rent	-10% $2,636	-5% $3,254	+0% $3,872	+5% $4,490	+10% $5,108
Rate	-1.0pp $4,575	-0.5pp $4,227	base $3,872	+0.5pp $3,511	+1.0pp $3,143

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$10,144
▸ 2× units	2	1	$5,496
Total (6 units)			$15,641

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $1,395,000 Active 39 DOM
2. 2026-06-18
   days on market $1,395,000 Active 36 DOM
3. 2026-06-17
   days on market $1,395,000 Active 35 DOM
4. 2026-06-16
   days on market $1,395,000 Active 34 DOM
5. 2026-06-15
   days on market $1,395,000 Active 33 DOM
6. 2026-06-13
   days on market $1,395,000 Active 31 DOM
7. 2026-06-13
   days on market $1,395,000 Active 30 DOM
8. 2026-06-09
   days on market $1,395,000 Active 27 DOM
9. 2026-06-08
   days on market $1,395,000 Active 26 DOM
10. 2026-06-07
    days on market $1,395,000 Active 25 DOM
11. 2026-06-04
    days on market $1,395,000 Active 22 DOM
12. 2026-06-03
    days on market $1,395,000 Active 21 DOM
13. 2026-06-02
    days on market $1,395,000 Active 20 DOM
14. 2026-06-01
    days on market $1,395,000 Active 19 DOM
15. 2026-05-31
    days on market $1,395,000 Active 18 DOM
16. 2026-05-13
    listed $1,395,000 Active 477-char remark

    Show marketing remark (477 chars)

    Great opportunity on this North Oakland 6 unit property. 5 of the 6 units are vacant giving a new owner the ability to set their rents. 2-1 bdrm/1 bath, 2-1 bdrm/1 bath with dining room & 2-2bdrm/1 bath units. Building is 5,423 sq.ft. per public records. The building has a ton of charm with hardwood flooring, built-in china cabinets, nice moldings throughout. All income and expenses are estimated due to the majority of the units being vacant. Possible Seller financing.

ⓘ 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: $7,050 · $587/mo
• Projected year-2 tax: $10,602 · $884/mo
• Expected delta: +$3,552/yr (+$296/mo · 50.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 15 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: $187,692
• − Mortgage interest: −$78,142
• − Property taxes: −$7,050
• − Insurance: −$6,975
• − Repairs & maintenance: −$15,015
• − Management: −$15,015
• − Depreciation: −$40,582
• Taxable income: $24,913
• Est. tax owed @ 24.0%: −$5,979
• After-tax cash flow: $40,486/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): 23,928
• Household income: $107,834
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 1721.0

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 0.74)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 14% Two or more races 13% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 3% Chinese 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: ▼ -765.68%
• Current HPI: 327.2982
• Rent YoY: ▲ 6.51%
• 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

1 event — show timeline

• 2026-05-13 Listed $1,395,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+5.1%/yr

Latest (2025): $7,050 · +6.4% YoY. Source: county tax records.