10926 Bancroft Ave · Oakland, CA 94603

$830,000

8 bd · 4.0 ba · 3,472 sqft · MultiFamily public records · 674 Days on market

Built 1955 5,555 sqft lot $239/sqft · 25% below area

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Location, Location, Location! Rare a four units investment property located at border of Oakland and San Leandro, Great corner location at Durant and Bancroft. 5 blocks from Dutton and Bancroft shopping. Bus station at the door. Close to freeway and BART Station, 2 bedrooms and 1 bath for all 4 units, Great opportunity!

Key facts

• Corner location
• Close to freeway
• 5,555 sq ft lot

Tags

• CORNER LOCATION
• CLOSE TO FREEWAY
• CLOSE TO BART STATION

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $830k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $460/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $830k).
• Recommended offer: $730k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+1.6%/yr); 98 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $9,891/mo this rent would consume 155% of the median local household income ($77k/yr) (locally 2061% 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 $25k 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 674 days — a 12% lower offer ($730k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $730,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 674 days. Have you received any prior offers? Is the seller open to a 12% 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 1955 — 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: 1.19% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,762,233
• List price: $830,000
• Delta: -52.90%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2509 109th Ave	0.24mi	8/4.0	3,432 (-1%)	23mo	$910,000	$265	68

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-30,934
• Equity at exit: $123,756

10-year hold

• IRR: 4.4%
• Equity multiple: 1.30×
• Total profit: $69,607
• Equity at exit: $71,763

Cash invested: $232,400 (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 94603

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $9,891 high
• Mortgage (P&I): −$4,353
• Tax from tax record: −$1,275 /mo · $15,303/yr
• Insurance: −$346
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,077
• Net cashflow: $1,840

Break-even live

Break-even rent $7,562

Max offer price $830,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,892
Total (4 units)			$9,891

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: $207,500
• Closing costs: $24,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $830,000 Active 674 DOM
2. 2026-06-17
   days on market $830,000 Active 673 DOM
3. 2026-06-16
   days on market $830,000 Active 672 DOM
4. 2026-06-15
   days on market $830,000 Active 671 DOM
5. 2026-06-13
   days on market $830,000 Active 669 DOM
6. 2026-06-13
   days on market $830,000 Active 668 DOM
7. 2026-06-09
   days on market $830,000 Active 665 DOM
8. 2026-06-08
   days on market $830,000 Active 664 DOM
9. 2026-06-07
   days on market $830,000 Active 663 DOM
10. 2026-06-04
    days on market $830,000 Active 660 DOM
11. 2026-06-03
    days on market $830,000 Active 659 DOM
12. 2026-06-02
    days on market $830,000 Active 658 DOM
13. 2026-06-01
    days on market $830,000 Active 657 DOM
14. 2026-05-31
    days on market $830,000 Active 656 DOM
15. 2025-02-25
    status Active 321-char remark

    Show marketing remark (321 chars)

    Location, Location, Location! Rare a four units investment property located at border of Oakland and San Leandro, Great corner location at Durant and Bancroft. 5 blocks from Dutton and Bancroft shopping. Bus station at the door. Close to freeway and BART Station, 2 bedrooms and 1 bath for all 4 units, Great opportunity!

16. 2025-01-23
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Location, Location, Location! Rare a four units investment property located at border of Oakland and San Leandro, Great corner location at Durant and Bancroft. 5 blocks from Dutton and Bancroft shopping. Bus station at the door. Close to freeway and BART Station, 2 bedrooms and 1 bath for all 4 units, Great opportunity!

17. 2024-07-11
    historical

    Show marketing remark (321 chars)

    Location, Location, Location! Rare a four units investment property located at border of Oakland and San Leandro, Great corner location at Durant and Bancroft. 5 blocks from Dutton and Bancroft shopping. Bus station at the door. Close to freeway and BART Station, 2 bedrooms and 1 bath for all 4 units, Great opportunity!

18. 2024-07-11
    listed $830,000 Active 321-char remark

    Show marketing remark (321 chars)

    Location, Location, Location! Rare a four units investment property located at border of Oakland and San Leandro, Great corner location at Durant and Bancroft. 5 blocks from Dutton and Bancroft shopping. Bus station at the door. Close to freeway and BART Station, 2 bedrooms and 1 bath for all 4 units, Great opportunity!

19. 2024-05-08
    listed Active
20. 2022-11-01
    price $890,000
21. 2022-11-01
    listed $950,000 Active
22. 2022-06-17
    price $950,000
23. 2022-04-14
    price $999,000
24. 2022-04-08
    price $1,099,000
25. 2022-03-20
    listed $1,100,000 Active
26. 2017-06-28
    soldstatus $750,000 Sold
27. 2017-06-28
    soldstatus $750,000
28. 2017-05-15
    status Pending
29. 2017-05-08
    listed $750,000 New

ⓘ 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: $15,303 · $1,275/mo
• Projected year-2 tax: $15,303 · $1,275/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 4/10 Moderate 7 d/yr ≥84°F today · 15 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: $118,692
• − Mortgage interest: −$46,493
• − Property taxes: −$15,303
• − Insurance: −$4,150
• − Repairs & maintenance: −$9,495
• − Management: −$9,495
• − Depreciation: −$24,145
• Taxable income: $9,610
• Est. tax owed @ 24.0%: −$2,306
• After-tax cash flow: $19,776/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): 35,742
• Household income: $76,723
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2061.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% Asian 5% White 4% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 51%
• Foreign-born: 37% · Canada, China, Vietnam
• Languages at home: 37% English-only · Spanish 56% Other Asian/Pacific 2% Chinese 1%

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: ▼ -665.46%
• Current HPI: 396.0247
• Rent YoY: ▲ 1.58%
• 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

+10.7% since first listed

15 events — show timeline

• 2025-02-25 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-11 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-11 Listed $830,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-08 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-11-01 Price Changed $890,000 San Francisco MLS
• 2022-11-01 Listed $950,000 San Francisco MLS
• 2022-06-17 Price Changed $950,000 San Francisco MLS
• 2022-04-14 Price Changed $999,000 San Francisco MLS
• 2022-04-08 Price Changed $1,099,000 San Francisco MLS
• 2022-03-20 Listed $1,100,000 San Francisco MLS
• 2017-06-28 Sold (Public Records) $750,000 Public Records
• 2017-06-28 Sold (MLS) $750,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-05-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-05-08 Listed $750,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+10.8%/yr

Latest (2025): $15,303 · +4.3% YoY. Source: county tax records.