5503 Foothill Blvd · Oakland, CA 94605

$1,100,000

None bd · None ba · 4,753 sqft · MultiFamily · 159 Days on market

Built 1917 2,550 sqft lot $231/sqft · 21% above area Est $908k · 21% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

5503 Foothill Blvd offers a mixed-use investment opportunity with a blend of residential and commercial income in a high-visibility Oakland corridor. Built in 1917, the property is approximately 4,753 square feet on a 2,550-square-foot lot. The residential mix includes one one-bedroom/one-bath unit and five studio units, three of which are currently vacant. Two street-level commercial spaces anchor the building, with one anticipated to be delivered vacant, providing flexibility for a new tenant or owneruser. With its combination of residential turnover, commercial frontage, and strategic location along Foothill Blvd, 5503 Foothill Blvd presents a clear opportunity to reposition unit and enhance long-term value.

Key facts

• 2,550 sq ft lot
• Built 1917
• Listed 158 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.10M).
• Recommended offer: $968k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 flat; 187 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $12,898/mo this rent would consume 146% 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 $8k of loan paydown is wiped out by about $33k 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 159 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $968,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $908,046
• List price: $1,100,000
• Delta: 21.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 55th Ave	0.04mi	10/6.0	4,160 (-12%)	9mo	$925,000	$222	70
5420 Ygnacio Ave	0.16mi	8/4.0	4,080 (-14%)	12mo	$795,200	$195	59
4546 San Carlos Ave	0.67mi	9/5.0	4,113 (-14%)	10mo	$870,000	$212	38

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-43,049
• Equity at exit: $164,014

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $58,863
• Equity at exit: $95,108

Cash invested: $308,000 (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: 43.4×

Monthly cashflow live

• Estimated rent: $12,898 high
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,709
• Net cashflow: $2,588

Break-even live

Break-even rent $9,623

Max offer price $1,100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $3,348	-5% $2,968	+0% $2,588	+5% $2,207	+10% $1,827
Rent	-10% $1,569	-5% $2,078	+0% $2,588	+5% $3,097	+10% $3,607
Rate	-1.0pp $3,142	-0.5pp $2,867	base $2,588	+0.5pp $2,303	+1.0pp $2,013

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,113
▸ 5× units	0	1	$10,785
Total (6 units)			$12,898

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $1,100,000 Active 159 DOM
2. 2026-06-18
   days on market $1,100,000 Active 156 DOM
3. 2026-06-17
   days on market $1,100,000 Active 155 DOM
4. 2026-06-16
   days on market $1,100,000 Active 154 DOM
5. 2026-06-15
   days on market $1,100,000 Active 153 DOM
6. 2026-06-13
   days on market $1,100,000 Active 151 DOM
7. 2026-06-13
   days on market $1,100,000 Active 150 DOM
8. 2026-06-09
   days on market $1,100,000 Active 147 DOM
9. 2026-06-08
   days on market $1,100,000 Active 146 DOM
10. 2026-06-07
    days on market $1,100,000 Active 145 DOM
11. 2026-06-04
    days on market $1,100,000 Active 142 DOM
12. 2026-06-03
    days on market $1,100,000 Active 141 DOM
13. 2026-06-02
    days on market $1,100,000 Active 140 DOM
14. 2026-06-01
    days on market $1,100,000 Active 139 DOM
15. 2026-05-31
    days on market $1,100,000 Active 138 DOM
16. 2026-01-13
    listed $1,100,000 Active 720-char remark

    Show marketing remark (720 chars)

    5503 Foothill Blvd offers a mixed-use investment opportunity with a blend of residential and commercial income in a high-visibility Oakland corridor. Built in 1917, the property is approximately 4,753 square feet on a 2,550-square-foot lot. The residential mix includes one one-bedroom/one-bath unit and five studio units, three of which are currently vacant. Two street-level commercial spaces anchor the building, with one anticipated to be delivered vacant, providing flexibility for a new tenant or owneruser. With its combination of residential turnover, commercial frontage, and strategic location along Foothill Blvd, 5503 Foothill Blvd presents a clear opportunity to reposition unit and enhance long-term value.

17. 2019-01-18
    historical
18. 2019-01-18
    historical
19. 2013-11-30
    historical
20. 2013-04-09
    listed $525,000
21. 2013-03-19
    historical
22. 2013-01-14
    listed $530,000

ⓘ 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: $154,776
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$12,382
• − Management: −$12,382
• − Depreciation: −$32,000
• Taxable income: $14,395
• Est. tax owed @ 24.0%: −$3,455
• After-tax cash flow: $27,596/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

+107.5% since first listed

7 events — show timeline

• 2026-01-13 Listed $1,100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-01-18 Listing Removed — SDMLS
• 2019-01-18 Listing Removed — SDMLS
• 2013-11-30 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-04-09 Listed $525,000 SDMLS
• 2013-03-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-01-14 Listed $530,000 SDMLS