1015 Glendora Ave

Oakland 94602 · Glenview · APN 24-560-19 · 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: 14 homes completed, 1 permitted, 6 proposed or in review.

16 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

$1,131,000

Benchmark range: $995,000 – $1,267,000

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 94602 Zillow ZHVI ($1,012,291, September 2026) + 30% Glenview ACS median ($1,333,814); $1,108,747
2. Parcel & lot adjustment (1.02×): Single-family lot (7,683 sq ft, +2.0% lot-size adjustment vs 6,000 sq ft standard lot); +$21,931
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 RD (single-family residential): state law allows ADUs where homes are allowed.
We read RD from the zoning code's name; we haven't checked it against Oakland's code text.

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

Likely eligible

Zoned RD, a single-family residential zone.
We read RD 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

Likely eligible

Zoned RD, a single-family residential zone.
We read RD from the zoning code's name; we haven't checked it against Oakland's code text.
The lot is 7,683 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 06001C0086J, effective May 26, 2026. 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 RD as single-family residential, from the code's name only

Property & area intelligence timeline

68 events · 37 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 (37)

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

StalledNew homeEntitled
On this parcel
In "Entitled" for 6 yr (since Nov 10, 2020), with no new permit record in 6 yr. · 1 unit
StalledNew homeEntitled
0.48 mi S
In "Entitled" for 5.2 yr (since Aug 9, 2021), with no new permit record in 5.2 yr. · 1 unit
StalledNew homeEntitled
0.35 mi SW
In "Entitled" for 5.2 yr (since Aug 13, 2021), with no new permit record in 5.2 yr. · 1 unit
StalledNew homeEntitled
0.32 mi E
In "Entitled" for 4.9 yr (since Nov 19, 2021), with no new permit record in 4.9 yr. · 1 unit
StalledNew homeEntitled
0.32 mi E
In "Entitled" for 4.9 yr (since Nov 19, 2021), with no new permit record in 4.9 yr. · 1 unit
StalledNew homeEntitled
0.44 mi SE
In "Entitled" for 4.9 yr (since Dec 3, 2021), with no new permit record in 4.9 yr. · 1 unit

20262 events

September 2026Market trend
ZIP 94602
ZIP 94602 typical home value: $1,012,291 (+8.1% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $936,377 in September 2025 to $1,012,291 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94602 (not a parcel appraisal)
Jan 9, 2026Nearby project · Entitled
0.48 mi NW
255B La Salle Ave — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 10 mo (since Jan 9, 2026), with no new permit record in 10 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)

202513 events

Dec 11, 2025Housing completed
On this parcel
1 housing unit completed (ADU @ 1015 GLENDORA AVE (SDF, CAT II, A))
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Nov 14, 2025Nearby project · Finaled / completed
0.33 mi E
New home — Finaled / completed
1 unit
Records span Mar 18, 2021 to Nov 14, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Nov 13, 2025Nearby project · Entitled
380 ft SW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Nov 13, 2025), with no new permit record in 12 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 22, 2025Nearby project · Entitled
0.35 mi S
Category 1 ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Oct 22, 2025), with no new permit record in 12 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 16, 2025Nearby project · Finaled / completed
0.42 mi SW
6 new homes — Finaled / completed
6 units
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94602
ZIP 94602 typical home value: $936,377 (−9.0% year-over-year)
Annual ZIP 94602 home-value index checkpoint
Changed from $1,029,116 in September 2024 to $936,377 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94602 (not a parcel appraisal)
Aug 14, 2025Nearby project · Finaled / completed
0.49 mi NW
ADU - Attached and Addition — Finaled / completed
1 unit
Records span Aug 3, 2023 to Aug 14, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Aug 11, 2025Nearby project · Finaled / completed
260 ft S
DRX ADU @ 1063 Glendora (CAT 1) SFD — Finaled / completed
1 unit
Records span Aug 13, 2020 to Aug 11, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Jul 17, 2025Nearby project · Entitled
0.38 mi S
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 15 mo (since Jul 17, 2025), with no new permit record in 15 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Jun 17, 2025Nearby project · Finaled / completed
0.39 mi W
detached ADU — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Jun 16, 2025Nearby project · Finaled / completed
0.49 mi NW
New home — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
May 23, 2025Nearby project · Finaled / completed
0.41 mi S
ADU at 1451 Hampel St — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Apr 30, 2025Nearby project · Entitled
0.4 mi SW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 18 mo (since Apr 30, 2025), with no new permit record in 18 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)

Showing 15 of 68 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

New homeEntitledNo new record in 6 yr
On this parcel
Active in "Entitled" for 6 yr (first record Nov 10, 2020) with no new permit activity recorded in 6 yr.
eight parcel mini-lot developmentIssuedNo new record in 2.7 yr8 units
0.42 mi SW
Active in "Issued" for 2.7 yr (first record Mar 6, 2024) with no new permit activity recorded in 2.7 yr. High-impact scale (8 housing units, 1 deed-restricted affordable across 0 permits).
New homeIssuedNo new record in 2.3 yr
510 ft NW
Active in "Issued" for 2.3 yr (first record Jul 26, 2024) with no new permit activity recorded in 2.3 yr.
New homeIssuedNo new record in 2.3 yr
0.1 mi NW
Active in "Issued" for 2.3 yr (first record Jul 26, 2024) with no new permit activity recorded in 2.3 yr.
Adu @ 4715 Edgewood (Sfd, Cat Ii, D)EntitledNo new record in 4.5 yr
0.2 mi E
Active in "Entitled" for 4.5 yr (first record May 16, 2022) with no new permit activity recorded in 4.5 yr.
Legalization of two dwelling units and an ADUEntitledNo new record in 2.2 yr
0.22 mi SE
Active in "Entitled" for 2.2 yr (first record Aug 26, 2024) with no new permit activity recorded in 2.2 yr.

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 94602

HUD FY 2026 · 40th-percentile gross rent

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

Glenview$2,042±$348

ZIP 94602$1,965±$96

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94602(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,012,291

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

$1,334,000±$86,300

ACS Median Home Value · ZIP 94602Census ACS 2020–2024 owner-occupied self-reported median

$1,179,000±$41,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$226,000Interest rate (%)Loan termClosing costs (%)$22,600

Prop 13 post-purchase property tax estimate

$1,186/mo ($14,236/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 ($11,300/yr) + local voter-approved bond debt ($2,486/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,486/yrDirect levies / Mello-Roos ($/yr)Check Assessor's office ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$121/moManagement (%)$184/moMaintenance (%)$121/moCapEx reserve (%)$121/moInsurance ($/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: −$5,188
Cash-on-cash return: -25.0%
Cap rate (Year 1 NOI): 0.56%
DSCR (NOI / debt): 0.09x
Break-even gross rent: $9,128/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,304 − Operating $1,778 − Debt $5,714)

Gross scheduled rent$2,425

Vacancy allowance (5%)−$121

Effective gross income$2,304

Prop 13 property tax (1.26%)−$1,186

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$427

Net Operating Income (NOI)+$526

Mortgage principal & interest (904,000 loan)−$5,714

Net monthly cash flow−$5,188

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	$2,231/mo	−$5,467/mo	-26.4%	$9,862/mo	−$5,481/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,425/mo	−$5,188/mo	-25.0%	$9,128/mo	−$5,065/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr)	$2,571/mo	−$5,028/mo	-24.3%	$8,916/mo	−$4,884/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

Adu @ 1015 Glendora Ave (Sdf, Cat Ii, A)
Finaled / completed1 unitsAug 25, 2021 – Dec 11, 2025
New home
Entitled1 unitsNov 10, 2020 – Nov 10, 2020

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	ADU @ 1015 GLENDORA AVE (SDF, CAT II, A)(RBC2100619)	ADU · Renter	—	—	1 (Dec 11, 2025)	—
2021	—(RBC2100619)	ADU · Renter	—	1 (Aug 25, 2021)	—	—
2020	—(DRX201333)	ADU · Renter	1 (Nov 10, 2020)	—	—	—

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: RD (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: 7,683 sq ft
Tax rate area: 17
Assessor land use: Single family residential homes used as such
Addresses on parcel: 2

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 24-560-19. Assessed value is not market value.
Property tax bill
Search by parcel number 24-560-19 (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

$2,231/mo

−$5,467/mo

-26.4%

$9,862/mo

−$5,481/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,425/mo

−$5,188/mo

-25.0%

$9,128/mo

−$5,065/mo

Optimistic (cap-limited)

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

$2,571/mo

−$5,028/mo

-24.3%

$8,916/mo

−$4,884/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

ADU @ 1015 GLENDORA AVE (SDF, CAT II, A)(RBC2100619)

ADU · Renter

—

1 (Dec 11, 2025)

—

2021

—(RBC2100619)

ADU · Renter

—

1 (Aug 25, 2021)

—

2020

—(DRX201333)

ADU · Renter

1 (Nov 10, 2020)

—