Property overview
2531 E 11th St, Oakland, CA 94601
Beats renting and index funds on our cautious numbers, with enough room to absorb a normal rent shortfall. This one passed our bar.
Lower San Antonio / Fairfax flats, International Boulevard frontage side, Oakland · AC Transit Tempo BRT Line 1T 0.43 mi
Analysis of 2026-09-02 · page updated 2026-10-09
The underwrite
What the $79 underwrite contains
Your underwrite contains the full underwriting
The facts below are public, and so is every source behind them. What a buyer pays for is the answer and the working behind it.
Everything below is public. Your underwrite holds the answer and the working behind it: open it above.
- Our answer at cautious, expected and best-case rents, side by side.
- Every rent we used, and the registry cells it came from.
- Tax reset arithmetic at this ask, with each parcel charge named.
- How far rents can fall before the answer turns over.
- What would change the answer.
- What to demand in writing before you sign.
Delivered within one business day. Every Bay Area 2–4 unit that beats renting and index funds, the week it lists.
Every Bay Area 2–4 unit that beats renting and index funds, the week it lists.
Members: open the full underwrite
This building stood on a board, so the pass opens its underwrite. Sign in and this page hands you the whole thing.
Verification
What we verified
| Fact | Status | Source |
|---|---|---|
| 2 units: an upper 4-bedroom/2-bath and a lower 3-bedroom/2-bath | corroborated | the public listing states it three ways (the unit chip, the Duplex subtype, and its prose describing both units), and the two street numbers on the facade, 2531 and 2533, match; no county building record was read for this parcel |
| 7 bedrooms, 4 baths, 2,401 sqft, built 1904 | corroborated | the live listing states all four; our listing feed agrees on bedrooms, square footage and year and is silent on baths, so the bath count rests on the listing alone. The stated mix (4+3 bedrooms, 2+2 baths) sums to both totals |
| Ask $675,000 | verified | our 2026-09-02 listing-feed pull and the live listing read the same day carry the identical figure; unchanged since the June 11 debut |
| FY 2025-26 tax bill $6,532.88, both installments paid | verified | Alameda County Treasurer-Tax Collector secured-tax portal, bill 04503600, parcel 19-90-5, read 2026-09-02; ad valorem plus direct charges equal the bill total to the penny; both installments paid together on 2025-11-18 |
| Assessed $316,228 for 2025, less than half the ask | verified | Alameda's bill carries $94,868 of land and $221,360 of improvements; the listing's tax history shows the same figure and $322,551 for 2026. A 2009 purchase at $245,454 stepped up 2% a year gets there, so the buyer's bill more than doubles the seller's at the reset |
| Sold July 2009 for $245,454; before that June 2008 for $517,938 and March 2006 for $588,000 | verified | sale history on the public listing; the 2009 price is 53% under the 2008 one, the signature of a distressed sale, and the current ask is 175% above it after seventeen years |
Show the other 4 checks
| Fact | Status | Source |
|---|---|---|
| New roof, fresh stucco, new iron front and rear staircases | stated | prose on the public listing; the four exterior frames show fresh stucco and a new iron front stair, and no frame shows the roof or the rear. No permit was in evidence |
| Tenancy of both units unstated | stated | prose on the public listing pitches rental income or multi-generational living and never says whether either unit is occupied; no lease or rent roll was in evidence |
| Listed June 11, 2026 at $675,000; 83 days on market | verified | price history on the public listing, read 2026-09-02 |
| 4 listing photos analyzed, 1 flag, held by eye; no interior photographed | verified | photo analysis pass with citation check on 2026-09-02; all four frames are the street facade, and the window flag resolves in every one of them |
8 facts checked against a named source. 2 we could not settle. 7 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $316,228
- Tax rate area
- 17-037
- Rate used
- 1.647%
- Tax bill at this ask
- $8,626/yr
- With parcel charges
- $11,118/yr
A bill on the roll belongs to the seller. A sale resets the assessment, so the figure above is what a buyer at this ask would owe.
Community facilities district: none: the bill carries no Mello-Roos line; its non-ad-valorem items are the twenty-six direct charges below, light for Oakland because most of the city's per-unit charges count two units here
Standing
Where this sat
On the East Bay board on September 2, 2026, September 23, 2026. It ranked #9 that week.