Real Estate Investing in Oakland, California (94609)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94609 (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: -3.8% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 29.2 — hard to cash-flow at these prices.
What’s happening in Oakland, CA (94609)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94609 Oakland
The 94609 ZIP in Oakland, CA is a local-operator market. Outside capital chasing a $970K entry has to pair deep knowledge with the discount.
On the rental side, the numbers look inviting — $970K purchase price, 0.0% nominal cap — the work to hit that pro forma in 94609 is substantial and deserves full respect.
Regionally, 94609 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Looking more closely, 24,854 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 94609 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Oakland:
Property Strategy for 94609
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $524,043 | $2,470 | 3.4% | -4.4% | $524,043 |
| 2BR | $853,792 | $3,020 | 2.5% | -3.3% | $426,896 |
| 3BR | $1,041,789 | $3,860 | 2.7% | -2.5% | $347,263 |
| 4BR | $1,174,298 | $4,580 | 2.8% | -2.0% | $293,574 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94609 Compare?
| Metric | 94609 | Oakland | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $970,018 | $734,424 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,766 | $2,585 | N/A | - |
| Cap Rate | 2.2% | 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 94609 (Oakland, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94609 (Oakland, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $970,018 |
| Monthly Rent | $2,766 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | -4.2% ▼ |
| 5-Year CAGR | -3.8% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +1.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 94609
Population: 24,854
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 94609
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Longfellow Arts and Technology Middle
Westlake Middle
Kaiser Early Childhood Center
West Oakland Middle
McClymonds High
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
Frequently Asked Questions
Should investors consider Oakland, CA?
Our data puts Oakland, CA at 2.0/5 for investability. Home prices of $970K and rents around $2,766/mo create a solid backdrop for investor activity.
How should investors approach Oakland, CA?
The best-fit strategy in Oakland, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What do landlords charge for rent in Oakland, CA?
Average rent in Oakland, CA is approximately $2,766/mo per month. Against $970K home values that yields a reasonable rent-to-price ratio.
Is Oakland, CA suited for a house hack?
Oakland, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $970K price point reasonable to enter.
Is it easy to find good tenants in Oakland, CA?
Working renters make up the core of the Oakland, CA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 94609 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94609 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 94609 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 94609 (Oakland)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 94609 (Oakland, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.