2932 Carmel St

Oakland 94602 · Upper Diamond · APN 29-982-90 · 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: 15 homes completed, 7 permitted, 4 proposed or in review.

25 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

$994,000

Benchmark range: $875,000 – $1,113,000

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% Upper Diamond ACS median ($1,202,287); $1,069,289
2. Parcel & lot adjustment (0.93×): Single-family lot (2,492 sq ft, −7.0% lot-size adjustment vs 6,000 sq ft standard lot); −$75,165
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 06001C0087H, 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 RM-2 as multifamily residential, from the code's name only

Property & area intelligence timeline

67 events · 24 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 (24)

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

StalledCat 2 Adu, D, SfdEntitled
0.46 mi S
In "Entitled" for 3.7 yr (since Feb 8, 2023), with no new permit record in 3.7 yr. · 1 unit
StalledNew homeEntitled
0.45 mi W
In "Entitled" for 3.7 yr (since Mar 2, 2023), with no new permit record in 3.7 yr. · 1 unit
StalledNew homeEntitled
0.44 mi W
In "Entitled" for 3.6 yr (since Apr 9, 2023), with no new permit record in 3.6 yr. · 1 unit
StalledDrx-Cat1-Adu & RemodelEntitled
0.31 mi E
In "Entitled" for 3.5 yr (since Apr 25, 2023), with no new permit record in 3.5 yr. · 1 unit
StalledNew homeEntitled
0.43 mi SE
In "Entitled" for 3.5 yr (since May 10, 2023), with no new permit record in 3.5 yr. · 1 unit
StalledCAT II Accessory Dwelling Unit (ADU)Entitled
0.26 mi NW
In "Entitled" for 3.5 yr (since May 12, 2023), with no new permit record in 3.5 yr. · 1 unit

20261 event

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)

202514 events

Nov 14, 2025Nearby project · Entitled
0.24 mi E
Adu - Cat Ii — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Nov 14, 2025), with no new permit record in 11 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Nov 12, 2025Nearby project · Issued
0.18 mi S
New home — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 27, 2025Nearby project · Finaled / completed
0.26 mi N
Drx @ 2829 Alida St. - Cat 1 Secondary Unit — Finaled / completed
1 unit
Records span Jul 18, 2019 to Oct 27, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 10, 2025Nearby project · Finaled / completed
0.46 mi SW
CAT II Secondary Unit — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 6, 2025Nearby project · Issued
0.35 mi E
To abate CE# 2202843 - Legalize ADU at Rear of SFD — Issued
1 unit
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)
Sep 11, 2025Housing completed
On this parcel
1 housing unit completed (Mini Lot Subdivision)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Sep 11, 2025Nearby project · Finaled / completed
220 ft SW
Mini Lot Subdivision — Finaled / completed
1 unit
Records span Apr 21, 2021 to Sep 11, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Sep 11, 2025Nearby project · Finaled / completed
210 ft SW
Mini Lot Subdivision — Finaled / completed
1 unit
Records span Apr 21, 2021 to Sep 11, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Aug 21, 2025Nearby project · Finaled / completed
210 ft SW
Mini Lot Subdivision — Finaled / completed
1 unit
Records span Apr 21, 2021 to Aug 21, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Aug 19, 2025Nearby project · Finaled / completed
0.37 mi W
Secondary Unit and remodel of existing residence — Finaled / completed
1 unit
Records span Jun 19, 2020 to Aug 19, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Aug 12, 2025Nearby project · Finaled / completed
0.16 mi NE
Detached garage to ADU — Finaled / completed
1 unit
Records span Oct 11, 2022 to Aug 12, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Jul 11, 2025Nearby project · Issued
0.49 mi S
New home — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
May 27, 2025Nearby project · Issued
0.49 mi SW
New home — Issued
1 unit
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

Design Review Exemption for Cat 2 ADU with SFDIssuedNo new record in 3.4 yr
0.17 mi SW
Active in "Issued" for 3.4 yr (first record Jun 13, 2023) with no new permit activity recorded in 3.4 yr.
New homeIssuedNo new record in 2.4 yr
0.18 mi W
Active in "Issued" for 2.4 yr (first record Jun 18, 2024) with no new permit activity recorded in 2.4 yr.
New homeEntitledNo new record in 3.4 yr
0.2 mi E
Active in "Entitled" for 3.4 yr (first record Jun 23, 2023) with no new permit activity recorded in 3.4 yr.
Category 1 Accessory Dwelling Unit (ADU)IssuedNo new record in 3.2 yr
0.22 mi S
Active in "Issued" for 3.2 yr (first record Aug 8, 2023) with no new permit activity recorded in 3.2 yr.
DRX - ADU Cat 2IssuedNo new record in 20 mo
0.23 mi S
Active in "Issued" for 20 mo (first record Mar 12, 2025) with no new permit activity recorded in 20 mo.
CAT II Accessory Dwelling Unit (ADU)EntitledNo new record in 3.5 yr
0.26 mi NW
Active in "Entitled" for 3.5 yr (first record May 12, 2023) with no new permit activity recorded in 3.5 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):

Upper Diamond$1,793±$152

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 · Upper DiamondCensus ACS 2020–2024 owner-occupied self-reported median

$1,202,000±$63,000

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 (%)$199,000Interest rate (%)Loan termClosing costs (%)$19,900

Prop 13 post-purchase property tax estimate

$1,049/mo ($12,589/yr · 1.27%)

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 ($9,950/yr) + local voter-approved bond debt ($2,189/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,189/yrDirect levies / Mello-Roos ($/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: −$4,368
Cash-on-cash return: -23.9%
Cap rate (Year 1 NOI): 0.80%
DSCR (NOI / debt): 0.13x
Break-even gross rent: $8,069/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,304 − Operating $1,641 − Debt $5,031)

Gross scheduled rent$2,425

Vacancy allowance (5%)−$121

Effective gross income$2,304

Prop 13 property tax (1.27%)−$1,049

Property insurance−$165

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

Net Operating Income (NOI)+$663

Mortgage principal & interest (796,000 loan)−$5,031

Net monthly cash flow−$4,368

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	−$4,647/mo	-25.5%	$8,718/mo	−$4,649/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,425/mo	−$4,368/mo	-23.9%	$8,069/mo	−$4,233/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	−$4,208/mo	-23.1%	$7,882/mo	−$4,053/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

Mini Lot Subdivision
Finaled / completed1 unitsApr 21, 2021 – Sep 11, 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	Mini Lot Subdivision(RBC1905968)	SFD · Owner	—	—	1 (Sep 11, 2025)	—
2024	—(RBC1905968)	SFD · Owner	—	—	1 (May 10, 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.

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: 2,492 sq ft
Tax rate area: 17
Assessor land use: Single family residential homes used as such
Addresses on parcel: —

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 29-982-90. Assessed value is not market value.
Property tax bill
Search by parcel number 29-982-90 (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

−$4,647/mo

-25.5%

$8,718/mo

−$4,649/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,425/mo

−$4,368/mo

-23.9%

$8,069/mo

−$4,233/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

−$4,208/mo

-23.1%

$7,882/mo

−$4,053/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

Mini Lot Subdivision(RBC1905968)

SFD · Owner

—

1 (Sep 11, 2025)

—

2024

—(RBC1905968)

SFD · Owner

—

1 (May 10, 2024)

—