1102 10th St · Oakland, CA 94607

$709,950

2 bd · 2.0 ba · 2,073 sqft · MultiFamily public records · 77 Days on market

Built 1911 2,950 sqft lot $342/sqft · 14% below area Est $826k · 14% under

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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 +17.2/30.0
• ARV discount +13.8/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 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

Upgraded Edwardian duplex with excellent curb appeal situated on a corner lot. Period details include box beam ceilings throughout. Upstairs consists of 4 bedrooms and downstairs has 3 bedrooms, both with laundry, direct access to the large private yard and the full basement. The oversized rear yard is perfect for urban gardening, entertainment, or you could consider an ADU or converting the space into a driveway. Both 1,000 sq ft units boast sun-drenched interiors, good rents, stable tenants, strong rental history offering immediate rental income with room for future upside. Recent capital improvements include energy-efficient windows, fresh paint and updated flooring. Strategically located for commuters, the property is on the bus line & just a short walk to West Oakland BART station. Close to Oakland's vibrant Downtown, Uptown with its dining, shopping and entertainment. This property is a turnkey gem.

Key facts

• Private yard
• Full basement
• Oversized rear yard

Tags

• CORNER LOT
• PRIVATE YARD
• FULL BASEMENT
• OVERSIZED REAR YARD
• ENERGY EFFICIENT WINDOWS
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $710k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive. Per door: $253/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 $679k (4.3% below list).
• Recommended offer: $667k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 rising (+3.2%/yr); 133 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $6,792/mo this rent would consume 86% of the median local household income ($95k/yr) (locally 2002% 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 $5k of loan paydown is wiped out by about $21k 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 77 days — a 6% lower offer ($667k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $418k; list at $710k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $667,353 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (median comp): $825,765
• List price: $709,950
• Delta: -14.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1568 7th St	0.62mi	2/1.0	2,300 (+11%)	18mo	$370,000	$161	34

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-81,078
• Equity at exit: $105,856

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-21,999
• Equity at exit: $61,384

Cash invested: $198,786 (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 94607

• Rents YoY: 3.2%
• Active inventory: 133
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $6,792 high
• Mortgage (P&I): −$3,723
• Tax from tax record: −$841 /mo · $10,086/yr
• Insurance: −$296
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,426
• Net cashflow: $506

Break-even live

Break-even rent $6,151

Max offer price $709,950

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$6,792
Total (2 units)			$6,792

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: $177,488
• Closing costs: $21,298
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 10th St Oakland, CA	3.0	2.0	1750	$3,399	$1.94	43d	1	0.14mi
1389 Jefferson St Oakland, CA	3.0	1.0–3.0	1166	$3,718	$3.19	2d	14	0.60mi
1733 14th St Unit 1733 Oakland, CA	3.0	2.0	1650	$3,015	$1.83	2d	1	0.74mi
500 William St Oakland, CA	3.0	1.0–2.0	1108	$3,883	$3.50	2d	16	0.82mi
1255 26th St #106 Oakland, CA	2.0	2.0	1750	$2,795	$1.60	4d	1	0.83mi
2016 Telegraph Ave Oakland, CA	3.0	1.0–3.0	1026	$5,393	$5.26	1d	8	0.94mi
1100 Webster St Oakland, CA	3.0	1.0–2.0	958	$4,096	$4.28	1d	7	1.00mi
1123 30th St Unit 1 Oakland, CA	3.0	2.5	2083	$4,895	$2.35	43d	1	1.05mi
1123 30th St Emeryville, CA	3.0	2.0	2083	$4,895	$2.35	43d	1	1.05mi
896 31st St Oakland, CA	3.0	2.0	1400	$2,250	$1.61	43d	1	1.14mi
471 26th St Oakland, CA	1.0–3.0	1.0–3.0	967	$3,008	$3.11	1d	8	1.14mi
3010 Martin Luther King Junior Way Oakland, CA	3.0	1.0	1700	$2,990	$1.76	43d	1	1.23mi
3240 Peralta St #10 Emeryville, CA	2.0	2.0	1766	$3,950	$2.24	23d	1	1.25mi
250 Mosley Ave Alameda, CA	2.0–4.0	2.5	1465	$5,235	$3.57	1d	5	1.25mi
311 Oak St Oakland, CA	1.0–2.0	1.0–2.0	1228	$4,000	$3.26	12d	2	1.33mi
311 Oak St Oakland, CA	1.0–2.0	1.5–2.0	1379	$4,000	$2.90	43d	2	1.33mi
311 Oak St #516 Oakland, CA	2.0	2.0	1598	$4,000	$2.50	24d	1	1.33mi
2933 McClure St Oakland, CA	3.0	2.0	1440	$4,850	$3.37	2d	1	1.33mi
3415 Haven St Emeryville, CA	3.0	2.5	1900	$4,200	$2.21	10d	1	1.35mi
835 35th St Unit 1 Oakland, CA	3.0	2.0	1400	$2,950	$2.11	43d	1	1.41mi

Listing history 10 events

1. 2026-06-07
   status $709,950 Pending 77 DOM
2. 2026-06-04
   days on market $709,950 Active 77 DOM
3. 2026-06-03
   days on market $709,950 Active 76 DOM
4. 2026-06-02
   days on market $709,950 Active 75 DOM
5. 2026-06-01
   days on market $709,950 Active 74 DOM
6. 2026-05-31
   days on market $709,950 Active 73 DOM
7. 2026-03-19
   listed $709,950 Active 929-char remark

   Show marketing remark (929 chars)

   Upgraded Edwardian duplex with excellent curb appeal situated on a corner lot. Period details include box beam ceilings throughout. Upstairs consists of 4 bedrooms and downstairs has 3 bedrooms, both with laundry, direct access to the large private yard and the full basement. The oversized rear yard is perfect for urban gardening, entertainment, or you could consider an ADU or converting the space into a driveway. Both 1,000 sq ft units boast sun-drenched interiors, good rents, stable tenants, strong rental history offering immediate rental income with room for future upside. Recent capital improvements include energy-efficient windows, fresh paint and updated flooring. Strategically located for commuters, the property is on the bus line & just a short walk to West Oakland BART station. Close to Oakland's vibrant Downtown, Uptown with its dining, shopping and entertainment. This property is a turnkey gem.

8. 2018-07-19
   historical
9. 2003-07-09
   soldstatus $418,000
10. 1999-12-01
    soldstatus $80,500

ⓘ 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: $10,086 · $841/mo
• Projected year-2 tax: $10,086 · $841/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 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: $81,504
• − Mortgage interest: −$39,768
• − Property taxes: −$10,086
• − Insurance: −$3,550
• − Repairs & maintenance: −$6,520
• − Management: −$6,520
• − Depreciation: −$20,653
• Taxable loss: −$5,594
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $7,418/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): 28,804
• Household income: $94,863
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 2002.0

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 0.78)
• 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

Price history

+781.9% since first listed

4 events — show timeline

• 2026-03-19 Listed $709,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-07-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-07-09 Sold (Public Records) $418,000 Public Records
• 1999-12-01 Sold (Public Records) $80,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $10,086 · +4.0% YoY. Source: county tax records.