Real Estate Investing in Oakland, California (94605)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94605 (Oakland, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Declining values: -3.5% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Oakland, CA (94605)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94605 Oakland
This part of Alameda County is not an easy win. The 94605 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 94605 can be a worth a close look for hunting ground — but the discount at $665K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 94605 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 94605 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 94605 is an operator game, not a passive one. On balance, entry prices of $665K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Oakland:
Property Strategy for 94605
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $391,996 | $1,990 | 3.7% | -3.9% | $391,996 |
| 2BR | $517,563 | $2,420 | 3.4% | -2.5% | $258,781 |
| 3BR | $728,509 | $3,090 | 3.1% | -0.4% | $242,836 |
| 4BR | $993,981 | $3,670 | 2.7% | +1.3% | $248,495 |
| 5BR | $1,099,239 | — | — | +1.6% | $219,848 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94605 Compare?
| Metric | 94605 | Oakland | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $665,367 | $734,424 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,639 | $2,585 | N/A | - |
| Cap Rate | 3.1% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94605 (Oakland, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94605 (Oakland, CA)?
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Property managers serving Alameda County
Manage rentals here? List your business →Accountable Property Management offers residential, commercial, and HOA property management services in Hayward, CA and the Greater Bay Area Rental Market. summary from their website
Advent Properties, Inc. offers comprehensive, responsive, and professional property management and real estate services in the Bay Area, East Bay, and Sacramento regions. summary from their website
Community Association Management (CAM) provides management services for Common Interest Developments in the San Francisco Bay Area. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $665,367 |
| Monthly Rent | $2,639 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | -4.3% ▼ |
| 5-Year CAGR | -3.5% ▼ |
| 10-Year CAGR | +2.4% ▲ |
🏠 Rent Trends
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +1.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 94605
Population: 44,168
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 94605
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 10,004 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Oakland, CA?
Expect median prices around $665K in Oakland, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
What is the renter demographic in Oakland, CA?
Oakland, CA offers a reliable renter base at the $2,639/mo rent level. Tenant turnover is reasonable for well-managed properties.
How high is vacancy risk in Oakland, CA?
Vacancy risk in Oakland, CA is elevated. That supports predictable cash flow for typical rental holds.
Is Oakland, CA a friendly market for rental owners?
For rental operators, Oakland, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
How does Oakland, CA stack up for property investment?
Yes - Oakland, CA a 2.0/5 investability score. With $665K home prices against $2,639/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 94605 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94605 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 94605 ranks in San Francisco-Oakland-Berkeley, CA
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