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Oakland Bushrod 6-Unit - TURNKEY QUALITY AT PREMIUM PRICING
📍 Address: 823-825 55th St, Oakland, CA 94608
💰 Price: $1,750,000 ($291,667/unit)
🏢 Property: 6 Units (4x 1BR, 2x 2BR), Fully Renovated
🏦 Cap Rate: 6.18% Realistic | CoC: 0.16% | Target: Appreciation-Focused Investors
Why This is a Great Investment:
This fully renovated Bushrod property represents true turnkey investing - recent capital improvements, in-unit W/D, and A-location between Temescal and Rockridge. However, at $291K/unit with break-even cash flow, this is priced for appreciation, not income. Perfect for investors prioritizing location quality and minimal management over immediate returns.
This property works best for 1031 exchanges, high-net-worth investors, or those betting on long-term Oakland appreciation.
Investment Analysis (25% Down) 📝
Investment Metrics | |
|---|---|
Purchase Price | $1,750,000 |
Down Payment | $437,500 |
Purchase Costs | $52,500 |
Total Cash Required | $490,000 |
Annual Gross Income | $166,440 |
Realistic Operating Expenses (35%) | $58,254 |
Annual Cash Flow | $690 |
Cash-on-Cash Return | 0.16% |
Location Premium Analysis 📊
Bushrod Neighborhood Advantages | |
|---|---|
Position | Between Temescal & Rockridge |
Transportation | Ashby & MacArthur BART access |
Demographics | $160K+ average household income |
Walkability | High Walk Score location |
Market Position | Premium North Oakland |
Renovation Quality Assessment | |
|---|---|
Recent Capital Improvements | New electrical, plumbing systems |
Unit Features | In-unit W/D (commands premium) |
Condition | Truly turnkey operation |
Deferred Maintenance | None - completely renovated |
Management Complexity | Minimal |
5-Year Appreciation Strategy 💰
Conservative Growth Projections | |
|---|---|
Annual Rent Growth | 2.5% |
Annual Appreciation | 3.5% |
Year 5 Property Value | $2,075,000 |
Total Equity Gain | $325,000 |
5-Year Cash Flow | $25,000 |
Total Return | $350,000 (71% on investment) |
Annualized IRR | 11.4% |
Investment Suitability:
1031 exchange buyers seeking quality
Low-maintenance priority investors
Long-term Oakland believers
High-net-worth appreciation plays
Las Vegas Downtown East 7-Unit - OPPORTUNITY ZONE VALUE-ADD
📍 Address: 2204 Sunrise Ave, Las Vegas, NV 89101
💰 Price: $945,000 ($135,000/unit)
🏢 Property: 7 Units (2x 1BR, 5x 2BR), Built 1955
🏦 Cap Rate: 6.35% Realistic | OZ Benefits: Transform Returns for Qualified Investors
Why This is a Great Investment:
Downtown East property priced attractively at $135K/unit in a designated Opportunity Zone. While standard returns are modest, the OZ tax benefits transform this into a compelling investment for those with capital gains to defer. The combination of below-market pricing, value-add potential, and significant tax advantages creates multiple value creation paths.
This property makes sense primarily for OZ investors - others should negotiate aggressively.
Investment Analysis (25% Down) 📝
Investment Metrics | |
|---|---|
Purchase Price | $945,000 |
Down Payment | $236,250 |
Purchase Costs | $28,350 |
Total Cash Required | $264,600 |
Current NOI (T90 Actual) | $63,833 |
Annual Debt Service | $58,044 |
Current Cash Flow | $5,789 |
Current Cash-on-Cash | 2.2% |
Opportunity Zone Advantages 🚀
OZ Tax Benefits | |
|---|---|
Capital Gains Deferral | Until 2026 |
10% Basis Step-up | After 5 years |
Tax-Free Appreciation | After 10 years |
Effective Tax Savings | ~$50,000+ for typical investor |
Value-Add Strategy | |
|---|---|
Renovation Budget | $15,000/unit ($105,000 total) |
Post-Renovation Rents | 1BR: $950, 2BR: $1,350 |
New Annual Income | $101,400 |
Stabilized Cash Flow | $8,000/year |
With OZ Benefits IRR | 12-14% |
Market Position Analysis 📈
Downtown East Dynamics | |
|---|---|
Proximity | Near Fremont East Entertainment |
Development | Urban revitalization area |
Pricing | Below replacement cost |
Risk Level | Moderate (transitional area) |
Comparable Analysis | |
|---|---|
Market Range | $131-165K/unit |
This Property | $135K/unit |
Market Position | Below average (attractive) |
Critical Success Factors:
Must have capital gains to defer
Understand OZ compliance requirements
Plan 18-24 month stabilization
Budget for higher expenses than projected