Real Estate Investing in Oakland, California (94606)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94606 (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: -4.8% 5-year CAGR — values have moved lower.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Oakland, CA (94606)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94606 Oakland
Investors eyeing 94606 need to respect the fundamentals at play. Home values of $607K come alongside slower price movement and elevated management overhead.
The 94606 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
From a cash-flow lens, 94606 offers a low basis, the region around Oakland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 94606 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Oakland's stable or hybrid ZIPs before stepping into 94606. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Oakland:
Property Strategy for 94606
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $443,834 | $1,990 | 3.2% | -6.6% | $443,834 |
| 2BR | $528,770 | $2,420 | 3.3% | -4.0% | $264,385 |
| 3BR | $632,802 | $3,090 | 3.5% | -2.6% | $210,934 |
| 4BR | $726,366 | $3,670 | 3.6% | -1.9% | $181,591 |
| 5BR | $826,085 | — | — | -1.0% | $165,217 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94606 Compare?
| Metric | 94606 | Oakland | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $606,839 | $734,424 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,451 | $2,585 | N/A | - |
| Cap Rate | 3.2% | 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 94606 (Oakland, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94606 (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 | $606,839 |
| Monthly Rent | $2,451 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | -5.0% ▼ |
| 5-Year CAGR | -4.8% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +1.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 94606
Population: 38,746
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 94606
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
LIFE Academy
Westlake Middle
Latitude 37.8 High
Bret Harte Middle
United for Success Academy Middle
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 5,901 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Oakland, CA?
The typical rental in Oakland, CA commands about $2,451/mo monthly. That rent profile measured cash flow against the $607K purchase basis.
How tight is the rental market in Oakland, CA?
Vacancy risk in Oakland, CA is elevated. That supports predictable cash flow for typical rental holds.
Is real estate in Oakland, CA a good investment right now?
Oakland, CA scores 2.0/5 for investability. Home values sit at $607K and rents near $2,451/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does house hacking work in Oakland, CA?
House hacking in Oakland, CA is reasonable to execute. Prices around $607K and rents of $2,451/mo solid owner-occupant economics.
Is rental property easy to operate in Oakland, CA?
Landlord-friendliness in Oakland, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 94606 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94606 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 94606 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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