East Bay guide · Tier S · Rank #3 of 87
House hacking in Oakland (West Oakland / Jack London / Prescott).
The single fastest SF commute in the metro (West Oakland BART, about 7 minutes to Embarcadero) plus a 762-unit TOD moving to construction: location arbitrage against SF rents.
Status check: Verified 2026-07-15: Mandela Station's construction start slipped from mid-2026 to late summer or early fall 2026, a modest slip with no scope cut, and active prep work (soil testing, a partial BART lot closure) continues. The multi-catalyst thesis held; tier stays S.
What's actually happening in 94607
- Phase 1 moving to construction
Mandela Station TOD at West Oakland BART (1451 7th St): 762 units, 300k sqft office, 53k sqft retail; Phase 1 (240 affordable units) moving to construction with a late-2026 start. SF YIMBY
- Operational
West Oakland BART is the first East Bay stop on every transbay line (about 7 minutes to SF), with Amtrak Jack London and the Oakland ferry nearby. BART FY25 Capital Investment Plan
- Existing anchor
Port of Oakland (seaport plus OAK): the Port and its partners support about 98,000 regional jobs, in-ZIP with the Jack London district. Port of Oakland
- Adopted
Downtown Oakland Specific Plan (adopted July 2024): density and a Zoning Incentive Program in Jack London and Victory Court, with SB 79 amendments near West Oakland BART. Reuben, Junius & Rose
- Stalled: a caveat, never a catalyst
Pipeline caveat: 500 Kirkham (1,032 approved units) stalled on a developer default; Howard Terminal remains conceptual. SF YIMBY
The numbers
- Median price
- Below Oakland median (per-sqft basis; city proxy)
- Market rent
- Oakland proxy $2,250/mo (2bd $2,588; Zumper, Jun 2026)
- Property tax (Alameda County)
- ~1.71% effective (Oakland city median; new purchases reassess at price)
- Per-bed rent band
- $1,000–1,400/mo per bed
- ADU rent band
- $1,900–2,500/mo
- Whole-home rent band
- 2bd $2,600 / 3bd $3,200 whole-home
- Underwriting vacancy
- 5% underwriting vacancy
- Appreciation scenarios
- 2.0 / 3.5 / 5.0 %/yr (conservative / base / upside)
Trades below the Oakland median per sqft; the ferry/BART premium is rising. Appreciation basis: Mandela plus SF arbitrage; old stock and industrial remediation carry high capex. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.
Buildings we underwrote in 94607
11 buildings in 94607 carry a record. 3 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 636 Alice St 2 units · $599,000 | +$64,908 House-Hack | Underwritten — beats renting and index funds, below the publish cut |
| 2136 Linden St 2 units · $499,000 | +$113,266 House-Hack | Underwritten — beats renting and index funds, below the publish cut |
| 344 Peralta St 2 units · $699,000 | +$79,525 House-Hack | Underwritten — beats renting and index funds, below the publish cut |
| 1810 Adeline St 2 units · $838,850 | −$95,281 S&P 500 | Underwritten — the index wins at our defaults |
| 1717 9th St 2 units · $699,000 | −$116,329 S&P 500 | Underwritten — the index wins at our defaults |
| 858 Pine St 2 units · $975,000 | −$210,712 S&P 500 | Underwritten — the index wins at our defaults |
| 1002-1004 36th St 2 units · $949,000 | −$259,515 S&P 500 | Underwritten — the index wins at our defaults |
| 1221 Campbell St 2 units · $768,000 | −$297,799 S&P 500 | Underwritten — the index wins at our defaults |
| 939-941 1/2 26th St 2 units · $895,000 | −$484,038 S&P 500 | Underwritten — the index wins at our defaults |
| 1032 Peralta St 2 units · $750,000 | −$508,442 S&P 500 | Underwritten — the index wins at our defaults |
| 1630 Filbert St 2 units · $950,000 | −$564,693 S&P 500 | Underwritten — the index wins at our defaults |
The full board shows every region's current week; this table is every record we hold for 94607, newest basis first.
The house-hack angle
Live-work lofts and small multifamily near the BART/ferry pair, renting the SF-commuter premium; DOSP and SB 79 raise the value-add ceiling on 2–4-unit parcels.
What breaks it
- Stalled marquee projects (500 Kirkham, Golden West) signal financing friction: model the transit premium, not Howard Terminal upside
- Industrial adjacency and air quality
- Gentrification-displacement politics