Oakland 94610 · Ivy Hill · APN 23-395-34 · Oakland
Since — within ½ mile: 6 homes completed, 5 permitted, 92 proposed or in review (17 of them deed-restricted affordable).
17 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.
$1,152,000
Benchmark range: $1,014,000 – $1,290,000
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.
In "Entitled" for 2.1 yr (since Sep 27, 2024), with no new permit record in 2.1 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 16, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 17, 2022), with no new permit record in 4 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 23, 2022), with no new permit record in 4 yr. · 6 units
In "Entitled" for 3.9 yr (since Dec 5, 2022), with no new permit record in 3.9 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 30, 2023), with no new permit record in 3.8 yr. · 2 units
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)
1 unit
Records span Feb 22, 2024 to Dec 23, 2025 (0 permits).
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)
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)
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)
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)
1 unit
Records span Oct 12, 2021 to Aug 18, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
84 units · 17 affordable
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (DRX to legalize one 486 sf JADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
2 units
Records span Jan 17, 2023 to Apr 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)
1 unit
Records span Aug 24, 2023 to Mar 19, 2025 (0 permits).
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 17 mo (first record May 28, 2025) with no new permit activity recorded in 17 mo.
Active in "Entitled" for 2.1 yr (first record Sep 27, 2024) with no new permit activity recorded in 2.1 yr.
Active in "Entitled" for 15 mo (first record Aug 15, 2025) with no new permit activity recorded in 15 mo. High-impact scale (84 housing units, 17 deed-restricted affordable across 0 permits).
Active in "Issued" for 3.3 yr (first record Aug 4, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (6 housing units across 0 permits).
Active in "Entitled" for 4 yr (first record Nov 23, 2022) with no new permit activity recorded in 4 yr. High-impact scale (6 housing units across 0 permits).
Active in "Issued" for 2.8 yr (first record Jan 8, 2024) with no new permit activity recorded in 2.8 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 ($11,500/yr) + local voter-approved bond debt ($2,530/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$58,609/yr
Cash needed: $253,000
NOI: $11,172/yr
P&I: $5,815/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 | −$5,226/mo | -24.8% | $10,032/mo | −$5,219/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,975/mo | −$4,884/mo | -23.2% | $9,285/mo | −$4,709/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 | −$4,687/mo | -22.2% | $9,070/mo | −$4,487/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 ↗
Issued1 unitsMay 28, 2025 – May 28, 2025
Entitled1 unitsSep 27, 2024 – Sep 27, 2024
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 | DRX to legalize one 486 sf JADU(RBC2404103) | ADU · Renter | — | 1 (May 28, 2025) | — | — |
| 2024 | DRX to legalize JADU(DRX241192) | ADU · Renter | 1 (Sep 27, 2024) | — | — | — |
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
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
816 E 28TH ST
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 23-395-34. Assessed value is not market value.
Search by parcel number 23-395-34 (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.