Real Estate Investing in Oakland, California (94610)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94610 (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: -2.5% 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.
- High price-to-rent: Price-to-rent ratio 43.6 — hard to cash-flow at these prices.
What’s happening in Oakland, CA (94610)?
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Market Analysis: 94610 Oakland
The 94610 ZIP in Oakland, CA is a local-operator market. Outside capital chasing a $1.2M entry has to pair deep knowledge with the discount.
Rent of $2,346/mo on a $1.2M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94610 sits below the stated 0.0% once reality is priced in.
The gap between 94610 and stronger Oakland ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A resilient renter share of 64% in 94610 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 94610 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 94610
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $373,943 | $2,430 | 4.7% | -6.4% | $373,943 |
| 2BR | $654,472 | $2,970 | 3.3% | -4.5% | $327,236 |
| 3BR | $1,387,730 | $3,800 | 2.0% | -0.3% | $462,577 |
| 4BR | $1,758,128 | $4,500 | 1.8% | +0.6% | $439,532 |
| 5BR | $1,953,756 | — | — | -0.4% | $390,751 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94610 Compare?
| Metric | 94610 | Oakland | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,228,120 | $734,424 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,346 | $2,585 | N/A | - |
| Cap Rate | 1.5% | 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 94610 (Oakland, CA). Anonymous, moderated, never written by AI.
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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 | $1,228,120 |
| Monthly Rent | $2,346 |
| Price-to-Rent | 43.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | -2.5% ▼ |
| 5-Year CAGR | -2.5% ▼ |
| 10-Year CAGR | +2.2% ▲ |
🏠 Rent Trends
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 94610
Population: 32,675
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 94610
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
MetWest High
LIFE Academy
Westlake Middle
Kaiser Early Childhood Center
Latitude 37.8 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
Investor Insight: With 5,901 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Oakland, CA?
Oakland, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How much rent can I charge in Oakland, CA?
Investors in Oakland, CA typically see rents near $2,346/mo per month against $1.2M home values - a solid setup for rental cash flow.
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.
Is Oakland, CA a friendly market for rental owners?
The landlord environment in Oakland, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What approach is best for Oakland, CA real estate?
In Oakland, CA the notable play is typically careful cash-flow rentals with hands-on management. The combination of $1.2M prices and $2,346/mo rents suits that approach.
You know 94610 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94610 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 94610 ranks in San Francisco-Oakland-Berkeley, CA
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