Oakland 94610 · Grand Lake · APN 11-852-9-3 · Oakland
Since — within ½ mile: 10 homes completed, 5 permitted, 5 proposed or in review.
19 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
No permit activity recorded within ½ mile.
$1,068,000
Benchmark range: $940,000 – $1,196,000
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
We don't have building permits for Oakland, so we can't show what has been permitted nearby.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Oakland's planning department before relying on it.
Sources: City of Oakland Planning & Building, Zoning (base zones, effective 2024-12-17) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of RM-2 as multifamily residential, from the code's name only
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 3.5 yr (first record Apr 26, 2023), with no completion or new permit record in 3.5 yr. · 2 units
Permit issued and active for 4.1 yr (first record Sep 23, 2022), with no completion or new permit record in 4.1 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 22, 2022), with no new permit record in 4 yr. · 2 units
Permit issued and active for 3.9 yr (first record Dec 2, 2022), with no completion or new permit record in 3.9 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 5, 2023), with no new permit record in 3.8 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,117,428 in September 2025 to $1,200,916 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94610 (not a parcel appraisal)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94610 home-value index checkpoint
Changed from $1,239,026 in September 2024 to $1,117,428 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94610 (not a parcel appraisal)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Records span Dec 16, 2022 to May 23, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Oakland development graph →Active in "Issued" for 3.5 yr (first record Apr 26, 2023) with no new permit activity recorded in 3.5 yr.
Active in "Entitled" for 21 mo (first record Feb 3, 2025) with no new permit activity recorded in 21 mo.
Active in "Issued" for 2.5 yr (first record May 20, 2024) with no new permit activity recorded in 2.5 yr.
Active in "Entitled" for 3.2 yr (first record Aug 30, 2023) with no new permit activity recorded in 3.2 yr.
Active in "Issued" for 2.6 yr (first record Mar 12, 2024) with no new permit activity recorded in 2.6 yr.
Active in "Entitled" for 3.7 yr (first record Mar 1, 2023) with no new permit activity recorded in 3.7 yr.
HUD Small Area Fair Market Rent · ZIP 94610
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($10,700/yr) + local voter-approved bond debt ($2,354/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$52,778/yr
Cash needed: $235,400
NOI: $12,148/yr
P&I: $5,411/mo
For $0/mo net cash flow
At $2,975/mo rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,737/mo | −$4,740/mo | -24.2% | $9,353/mo | −$4,727/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,975/mo | −$4,398/mo | -22.4% | $8,657/mo | −$4,216/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr) | $3,154/mo | −$4,202/mo | -21.4% | $8,456/mo | −$3,995/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In Oakland: Oakland Rent Adjustment Program (OMC Ch. 8.22) — annual CPI adjustment (60% of CPI, capped at 3.0%) for covered pre-1983 multifamily units. Official program rules ↗
Finaled / completed2 unitsJan 28, 2025 – Jan 28, 2025
Issued2 unitsApr 26, 2023 – Apr 26, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | —(B2301926) | ADU · Renter | — | — | 2 (Jan 28, 2025) | — |
| 2023 | ADU's @ 991 Vermont St(DRX230283 B2301926) | ADU · Renter | 2 (Apr 26, 2023) | 2 (Nov 6, 2023) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Oakland's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Oakland Planning & Building, Zoning (base zones, effective 2024-12-17) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
991 VERMONT ST; 991 VERMONT ST UNIT A; 991 VERMONT ST UNIT B
Source: Alameda County Assessor / Information Technology Department, Parcel Boundaries · Geography: parcel · Retrieved Oct 26, 2026
Look up assessed values and parcel maps by parcel number 11-852-9-3. Assessed value is not market value.
Search by parcel number 11-852-9-3 (Alameda County Treasurer-Tax Collector)
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.