Real Estate Investing in Oakland, California (94618)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94618 (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: -1.3% 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 50.0 — hard to cash-flow at these prices.
What’s happening in Oakland, CA (94618)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94618 Oakland
ZIP 94618 inside Alameda County looks affordable on the surface — median value of $1.7M — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 94618 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Stepping back, 94618 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.
Who lives in 94618 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 94618 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Oakland:
Property Strategy for 94618
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $435,870 | $2,810 | 4.6% | -6.0% | $435,870 |
| 2BR | $1,102,492 | $3,430 | 2.2% | -1.6% | $551,246 |
| 3BR | $1,568,044 | $4,390 | 2.0% | -0.2% | $522,681 |
| 4BR | $2,024,187 | $5,200 | 1.8% | +0.8% | $506,047 |
| 5BR | $2,335,065 | — | — | +1.0% | $467,013 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94618 Compare?
| Metric | 94618 | Oakland | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,650,028 | $734,424 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,749 | $2,585 | N/A | - |
| Cap Rate | 1.3% | 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 94618 (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 | $1,650,028 |
| Monthly Rent | $2,749 |
| Price-to-Rent | 50.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.0% |
| Cap Rate | 1.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | -1.3% ▼ |
| 10-Year CAGR | +2.0% ▲ |
🏠 Rent Trends
| 1-Year | -23.9% ▼ |
| 3-Year CAGR | -8.3% ▼ |
| 5-Year CAGR | -2.9% ▼ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.3%). 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 94618
Population: 16,845
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 94618
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
Havens Elementary
Piedmont High
Piedmont 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 4,636 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Oakland, CA?
The median home value in Oakland, CA is roughly $1.7M. That puts it reasonable relative to the CA statewide average.
How strong is tenant demand 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 vacancy a concern in Oakland, CA?
Rental vacancy in Oakland, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What do rentals go for in Oakland, CA?
Rental rates in Oakland, CA average $2,749/mo. Tenant demand and $1.7M home values make the yield look reasonable by investor standards.
Is rental property easy to operate in Oakland, CA?
The landlord environment in Oakland, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
You know 94618 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94618 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 94618 ranks in San Francisco-Oakland-Berkeley, CA
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