8600 Seneca · Oakland, CA 94605

$589,950

2 bd · 2.0 ba · 1,557 sqft · MultiFamily public records · 8 Days on market

Built 1948 6,200 sqft lot Est $517k · 14% over

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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).

• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Quiet street in Oakland Hills off HWY 580 near Oakland Zoo. Upstairs completely remodeled. Could live in Bottom half of home and rent out the top half, separate entraces. Unique property, with great rear views. New windows, newer roof, carpets, and remodeled kitchen.

Key facts

• 6,200 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Built in 1948
• Construction: Brick veneer and stucco exterior
• Exterior features: Front yard; Deck; Sloped lot; Located on a dead-end street

Interior

• Flooring: Carpet
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Natural gas heating; No air conditioning
• Interior features: Tub with shower over; Window coverings

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive. Per door: $82/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $504k (14.6% below list).
• Recommended offer: $504k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Melrose Leadership Academy (656 students, 47% FRL); Frick United Academy of Language Middle (334 students, 98% FRL); Castlemont High (680 students, 98% FRL).
• Market conditions: Rents flat; 187 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• At $5,036/mo this rent would consume 57% of the median local household income ($106k/yr) (locally 2086% 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 $4k of loan paydown is wiped out by about $18k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.
• Current owner paid $184k; list at $590k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $503,600 (14.6% below list)

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 1948 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $516,924
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 80th Ave	0.60mi	3/2.0 (+1)	1,732 (+11%)	5mo	$575,000	$332	44

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: -16.9%
• Equity multiple: 0.41×
• Total profit: $-96,827
• Equity at exit: $87,963

10-year hold

• IRR: -13.5%
• Equity multiple: 0.29×
• Total profit: $-116,702
• Equity at exit: $51,008

Cash invested: $165,186 (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: 187
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $5,036 high
• Mortgage (P&I): −$3,094
• Tax from tax record: −$474 /mo · $5,690/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,058
• Net cashflow: $165

Break-even live

Break-even rent $4,827

Max offer price $589,950

Occupancy floor 92%

Sensitivity live

Price	-10% $499	-5% $332	+0% $165	+5% $-2	+10% $-169
Rent	-10% $-233	-5% $-34	+0% $165	+5% $364	+10% $563
Rate	-1.0pp $462	-0.5pp $315	base $165	+0.5pp $12	+1.0pp $-144

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,036
Total (2 units)			$5,036

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: $147,488
• Closing costs: $17,698
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8600 MacArthur Blvd Apt C Oakland, CA	3.0	1.0	1200	$2,600	$2.17	45d	1	0.09mi
8394 Ney Ave Oakland, CA	2.0	1.0	1113	$3,000	$2.70	45d	1	0.20mi
3210 82nd Ave Oakland, CA	3.0	2.0	1462	$4,300	$2.94	22d	1	0.32mi
8109 Hillside St Oakland, CA	3.0	1.0	1182	$3,300	$2.79	45d	1	0.41mi
7724 Crest Ave Oakland, CA	3.0	1.0	1500	$3,300	$2.20	45d	1	0.73mi
1715 82nd Ave Oakland, CA	3.0	2.0	1290	$3,000	$2.33	45d	1	0.81mi
9887 MacArthur Blvd Unit E Oakland, CA	3.0	3.0	1296	$3,595	$2.77	45d	1	0.87mi
4021 Fairway Ave Oakland, CA	3.0	2.0	1513	$3,995	$2.64	16d	1	0.88mi
4081 Oak Hill Rd Oakland, CA	3.0	3.0	2006	$4,095	$2.04	45d	1	1.04mi
1333 87th Ave Oakland, CA	2.0	1.0	1153	$2,500	$2.17	23d	1	1.07mi
1218 84th Ave Unit 1546321P Oakland, CA	2.0	1.0	1754	$2,581	$1.47	16d	1	1.19mi
3849 Delmont Ave Oakland, CA	3.0	2.0	1496	$3,950	$2.64	45d	1	1.34mi
3337 64th Avenue Pl Oakland, CA	3.0	2.0	1410	$3,800	$2.70	12d	1	1.39mi
1008 88th Ave Oakland, CA	3.0	1.0	1464	$3,400	$2.32	45d	1	1.40mi
6415 Brann St Oakland, CA	2.0	1.0	1240	$3,100	$2.50	45d	1	1.43mi
2442 Havenscourt Blvd Oakland, CA	2.0	1.0	1182	$4,000	$3.38	45d	1	1.45mi

Listing history 7 events

1. 2026-06-21
   days on market $589,950 Active 8 DOM
2. 2026-06-18
   days on market $589,950 Active 5 DOM
3. 2026-06-17
   days on market $589,950 Active 4 DOM
4. 2026-06-16
   days on market $589,950 Active 3 DOM
5. 2026-06-15
   days on market $589,950 Active 2 DOM
6. 2026-06-13
   remarks 284-char remark
7. 2026-06-13
   listed $589,950 Active 1 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: $5,690 · $474/mo
• Projected year-2 tax: $5,690 · $474/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥84°F today · 14 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: $60,432
• − Mortgage interest: −$33,046
• − Property taxes: −$5,690
• − Insurance: −$2,950
• − Repairs & maintenance: −$4,835
• − Management: −$4,835
• − Depreciation: −$17,162
• Taxable loss: −$8,085
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $3,917/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

+4270.0% since first listed

12 events — show timeline

• 2026-06-13 Listed $589,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-10 Sold (Public Records) $183,500 Public Records
• 2010-12-10 Sold (MLS) $183,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-09-17 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-09-17 Price Changed $183,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-08-05 Price Changed $179,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-07-22 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-02-02 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-01-10 Listed $199,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-11-28 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-10-06 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1979-09-26 Sold (Public Records) $13,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $5,690 · +7.0% YoY. Source: county tax records.