5658 Carberry Ave

Oakland 94609 · Bushrod · APN 15-1277-27 · Oakland

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

We don't have building permits for Oakland, so permit history and nearby activity are incomplete here. No city in Alameda County publishes its building permits as open data. New housing in every city comes from the state's Housing Element reports. Parcel, assessor, and record links still apply.

For saleLast soldEst. price

What's changing nearby

Since — within ½ mile: 16 homes completed, 23 permitted, 14 proposed or in review (1 of them deed-restricted affordable).

37 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.

Explore projects on the map →Explore sales & prices →

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$1,042,000

Benchmark range: $917,000 – $1,167,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor's office

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 94609 Zillow ZHVI ($968,042, September 2026) + 30% Bushrod ACS median ($1,340,778); $1,079,863
2. Parcel & lot adjustment (0.97×): Single-family lot (3,889 sq ft, −3.5% lot-size adjustment vs 6,000 sq ft standard lot); −$37,459
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RM-2 (multifamily residential): state law allows ADUs where homes are allowed.
We read RM-2 from the zoning code's name; we haven't checked it against Oakland's code text.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned RM-2 (multifamily residential), not a single-family residential zone.
We read RM-2 from the zoning code's name; we haven't checked it against Oakland's code text.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned RM-2 (multifamily residential), not a single-family residential zone.
We read RM-2 from the zoning code's name; we haven't checked it against Oakland's code text.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06001C0059G, effective August 3, 2009. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

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

Property & area intelligence timeline

67 events · 31 slow/stalled projects

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.

Slow-moving or stalled projects (31)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledADU @ 5965 Shattuck AveIssued
0.28 mi NW
Permit issued and active for 3.4 yr (first record Jun 2, 2023), with no completion or new permit record in 3.4 yr. · 1 unit
StalledCat 1 Adu, Sfd, DEntitled
0.42 mi NW
In "Entitled" for 3.3 yr (since Jul 3, 2023), with no new permit record in 3.3 yr. · 1 unit
StalledCat 2 Adu, Sfd, DIssued
0.28 mi NW
Permit issued and active for 3.3 yr (first record Jul 26, 2023), with no completion or new permit record in 3.3 yr. · 1 unit
StalledCategory 2 Accessory Dwelling UnitEntitled
0.41 mi NW
In "Entitled" for 3.1 yr (since Sep 21, 2023), with no new permit record in 3.1 yr. · 1 unit
StalledDRX for multifamily Category One ADU by converting basementEntitled
0.45 mi W
In "Entitled" for 3 yr (since Nov 2, 2023), with no new permit record in 3 yr. · 1 unit
StalledDesign Review for raising existing one-story single-family building and adding second unitEntitled
0.3 mi S
In "Entitled" for 2.7 yr (since Mar 6, 2024), with no new permit record in 2.7 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94609
ZIP 94609 typical home value: $968,042 (+6.5% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $909,324 in September 2025 to $968,042 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94609 (not a parcel appraisal)

202514 events

Dec 15, 2025Nearby project · Entitled
0.48 mi W
ADU Cat 2 — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 10 mo (since Dec 15, 2025), with no new permit record in 10 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Dec 12, 2025Nearby project · Entitled
400 ft NW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Dec 12, 2025), with no new permit record in 11 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Dec 10, 2025Nearby project · Entitled
0.36 mi N
Adu Jadu — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Dec 10, 2025), with no new permit record in 11 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Nov 5, 2025Nearby project · Issued
0.19 mi SE
Completion Permit for RB1703290 — Issued
4 units
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 29, 2025Nearby project · Issued
0.33 mi NE
New home — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 14, 2025Nearby project · Finaled / completed
0.3 mi SE
ADU & remodel @ 5231 Miles Ave — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 7, 2025Nearby project · Finaled / completed
0.48 mi N
Adu - Detached At Rear — Finaled / completed
1 unit
Records span Jan 3, 2024 to Oct 7, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Sep 30, 2025HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (DRX JADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
September 2025Market trend
ZIP 94609
ZIP 94609 typical home value: $909,324 (−14.2% year-over-year)
Annual ZIP 94609 home-value index checkpoint
Changed from $1,060,296 in September 2024 to $909,324 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94609 (not a parcel appraisal)
Sep 29, 2025Nearby project · Entitled
0.3 mi S
Drx Cat 2 Adu — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 13 mo (since Sep 29, 2025), with no new permit record in 13 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Sep 24, 2025Nearby project · Finaled / completed
0.24 mi W
Legalize detached ADU — Finaled / completed
1 unit
Records span Apr 27, 2024 to Sep 24, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Sep 16, 2025Nearby project · Finaled / completed
0.48 mi NW
Adu - Construct New Adu — Finaled / completed
1 unit
Records span Jul 27, 2023 to Sep 16, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Sep 10, 2025Nearby project · Entitled
410 ft NW
Category II ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 14 mo (since Sep 10, 2025), with no new permit record in 14 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Sep 10, 2025Nearby project · Entitled
0.37 mi NE
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 14 mo (since Sep 10, 2025), with no new permit record in 14 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)

Showing 15 of 67 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in Oakland, inspect Assessor's office ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Drx JaduIssuedNo new record in 16 mo
On this parcel
Active in "Issued" for 16 mo (first record Jun 16, 2025) with no new permit activity recorded in 16 mo.
11 new homesIssuedNo new record in 21 mo11 units
0.14 mi SE
Active in "Issued" for 21 mo (first record Jan 23, 2025) with no new permit activity recorded in 21 mo. High-impact scale (11 housing units, 1 deed-restricted affordable across 0 permits).
8 new homesIssuedNo new record in 2.4 yr8 units
0.24 mi NW
Active in "Issued" for 2.4 yr (first record May 21, 2024) with no new permit activity recorded in 2.4 yr. High-impact scale (8 housing units across 0 permits).
Category II ADUEntitledNo new record in 14 mo
410 ft NW
Active in "Entitled" for 14 mo (first record Sep 10, 2025) with no new permit activity recorded in 14 mo.
New homeEntitledNo new record in 17 mo
0.12 mi N
Active in "Entitled" for 17 mo (first record Jun 3, 2025) with no new permit activity recorded in 17 mo.
3 new homesIssuedNo new record in 21 mo
0.15 mi SE
Active in "Issued" for 21 mo (first record Jan 23, 2025) with no new permit activity recorded in 21 mo.

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 94609

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Bushrod$2,235±$118

ZIP 94609$2,315±$90

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94609(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$968,042

ACS Median Home Value · BushrodCensus ACS 2020–2024 owner-occupied self-reported median

$1,341,000±$132,000

ACS Median Home Value · ZIP 94609Census ACS 2020–2024 owner-occupied self-reported median

$1,250,000±$80,200

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$208,000Interest rate (%)Loan termClosing costs (%)$20,800

Prop 13 post-purchase property tax estimate

$1,095/mo ($13,138/yr · 1.26%)

Under 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 ($10,400/yr) + local voter-approved bond debt ($2,288/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,288/yrDirect levies / Mello-Roos ($/yr)Check Assessor's office ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$151/moManagement (%)$230/moMaintenance (%)$151/moCapEx reserve (%)$151/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$4,177
Cash-on-cash return: -21.9%
Cap rate (Year 1 NOI): 1.25%
DSCR (NOI / debt): 0.21x
Break-even gross rent: $8,422/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,874 − Operating $1,792 − Debt $5,259)

Gross scheduled rent$3,025

Vacancy allowance (5%)−$151

Effective gross income$2,874

Prop 13 property tax (1.26%)−$1,095

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$532

Net Operating Income (NOI)+$1,082

Mortgage principal & interest (832,000 loan)−$5,259

Net monthly cash flow−$4,177

4. Sensitivity & rent-stabilization ceiling (Oakland)

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	$2,783/mo	−$4,525/mo	-23.7%	$9,099/mo	−$4,507/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,025/mo	−$4,177/mo	-21.9%	$8,422/mo	−$3,988/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr)	$3,207/mo	−$3,977/mo	-20.9%	$8,226/mo	−$3,763/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Drx Jadu
Issued1 unitsJun 16, 2025 – Jun 16, 2025

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

0 records

No building permits are recorded for this parcel since 2016.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2025	DRX JADU(DRX250655 RBC2502226)	ADU · Renter	1 (Jun 16, 2025)	1 (Sep 30, 2025)	—	—

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.

Zoning & planning

Zoning: RM-2 (Oakland)

Source: City of Oakland Planning & Building, Zoning (base zones, effective 2024-12-17) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026

Parcel facts

Lot size: 3,889 sq ft
Tax rate area: 17
Assessor land use: Single family residential homes used as such
Addresses on parcel: 1

Source: Alameda County Assessor / Information Technology Department, Parcel Boundaries · Geography: parcel · Retrieved Oct 26, 2026

Official records

Assessor's office
Look up assessed values and parcel maps by parcel number 15-1277-27. Assessed value is not market value.
Property tax bill
Search by parcel number 15-1277-27 (Alameda County Treasurer-Tax Collector)
FEMA Flood Map Service Center
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.

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

$2,783/mo

−$4,525/mo

-23.7%

$9,099/mo

−$4,507/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,025/mo

−$4,177/mo

-21.9%

$8,422/mo

−$3,988/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr)

$3,207/mo

−$3,977/mo

-20.9%

$8,226/mo

−$3,763/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

DRX JADU(DRX250655 RBC2502226)

ADU · Renter

1 (Jun 16, 2025)

1 (Sep 30, 2025)

—