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Oakland 94603 · Forestland · APN 48E-7322-25-2 · 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: 4 homes completed, 2 permitted, 6 proposed or in review.

12 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

$1,074,000

Benchmark range: $945,000 – $1,203,000

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 94603 Zillow ZHVI ($507,514, September 2026) + 30% Forestland ACS median ($1,337,155); $756,406
2. Parcel & lot adjustment (1.42×): 3–4 unit residential property (1.42× single-family baseline); +$317,691
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

Possible, with conditions

Zoned RH-4 (single-family residential): state law allows ADUs where homes are allowed.
We read RH-4 from the zoning code's name; we haven't checked it against Oakland's code text.
The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.

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

Possible, with conditions

Zoned RH-4, a single-family residential zone.
We read RH-4 from the zoning code's name; we haven't checked it against Oakland's code text.
Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.

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

Possible, with conditions

Zoned RH-4, a single-family residential zone.
We read RH-4 from the zoning code's name; we haven't checked it against Oakland's code text.
The lot is 6,315 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.

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: Very High Fire Hazard Severity Zone (Local Responsibility Area), all of the lot · State map of Mar 24, 2025; takes effect when the city or county adopts it
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06001C0080G, 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 RH-4 as single-family residential, from the code's name only

Property & area intelligence timeline

67 events · 41 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 (41)

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 6.7 yr (since Feb 24, 2020), with no new permit record in 6.7 yr. · 1 unit
StalledNew homeEntitled
0.36 mi SW
In "Entitled" for 8.8 yr (since Jan 11, 2018), with no new permit record in 8.8 yr. · 1 unit
StalledNew homeEntitled
0.41 mi S
In "Entitled" for 8.8 yr (since Jan 17, 2018), with no new permit record in 8.8 yr. · 1 unit
StalledNew homeEntitled
0.4 mi SE
In "Entitled" for 8.8 yr (since Jan 19, 2018), with no new permit record in 8.8 yr. · 1 unit
StalledNew homeEntitled
0.2 mi W
In "Entitled" for 8.7 yr (since Feb 26, 2018), with no new permit record in 8.7 yr. · 1 unit
StalledNew homeIssued
0.4 mi SE
Permit issued and active for 8.6 yr (first record Apr 4, 2018), with no completion or new permit record in 8.6 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94603
ZIP 94603 typical home value: $507,514 (−1.9% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $517,240 in September 2025 to $507,514 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94603 (not a parcel appraisal)

202511 events

Nov 7, 2025Nearby project · Entitled
0.28 mi S
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Nov 7, 2025), with no new permit record in 12 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Nov 7, 2025Nearby project · Entitled
0.5 mi SE
Hillside SF on Downslope Lot — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Nov 7, 2025), with no new permit record in 12 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94603
ZIP 94603 typical home value: $517,240 (−9.5% year-over-year)
Annual ZIP 94603 home-value index checkpoint
Changed from $571,351 in September 2024 to $517,240 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94603 (not a parcel appraisal)
Jul 3, 2025Nearby project · Entitled
0.1 mi NE
single family dwelling on a vacant hillside property. (Project site is located next to the neighboring residence at 1801 Manzanita Dr). Related to Tree Permit T2100169. — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 16 mo (since Jul 3, 2025), with no new permit record in 16 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
May 6, 2025Nearby project · Finaled / completed
0.47 mi NW
New home — Finaled / completed
1 unit
Records span Jul 2, 2021 to May 6, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Apr 29, 2025HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (NEW CONSTRUCTION-SFD)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Apr 25, 2025Nearby project · Issued
0.45 mi W
DRX for converting existing detached garage to Cat. 1 ADU — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Mar 17, 2025Nearby project · Finaled / completed
0.42 mi S
Garage Conversion into CAT I A.D.U. and Primary residence addition and remodel — Finaled / completed
1 unit
Records span Mar 19, 2019 to Mar 17, 2025 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Feb 14, 2025Nearby project · Finaled / completed
0.14 mi SE
Completion permit for RE1802845 & RB1704076 — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Feb 3, 2025Nearby project · Entitled
0.15 mi S
7211 Homewood / 7211 Homewood Dr. Oakland CA — Entitled
1 unit
Records span Dec 18, 2024 to Feb 3, 2025 (0 permits).
⏱ Slow turnaround:In "Entitled" for 22 mo (since Dec 18, 2024), with no new permit record in 21 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Feb 3, 2025Nearby project · Entitled
0.15 mi S
single-family residence in the RH-4 Zoning District. See also new PLN22001 by same applicant & located in the adjacent lot. — Entitled
1 unit
Records span Dec 18, 2024 to Feb 3, 2025 (0 permits).
⏱ Slow turnaround:In "Entitled" for 22 mo (since Dec 18, 2024), with no new permit record in 21 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)

20243 events

Nov 15, 2024Nearby project · Entitled
0.45 mi W
DRX for Cat. 1 ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 23 mo (since Nov 15, 2024), with no new permit record in 23 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 25, 2024Nearby project · Finaled / completed
0.45 mi SE
New home — Finaled / completed
1 unit
Records span Sep 1, 2022 to Oct 25, 2024 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
September 2024Market trend
ZIP 94603
ZIP 94603 typical home value: $571,351 (−0.9% year-over-year)
Annual ZIP 94603 home-value index checkpoint
Changed from $576,496 in September 2023 to $571,351 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94603 (not a parcel appraisal)

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

New homeIssuedNo new record in 18 mo
On this parcel
Active in "Issued" for 18 mo (first record Apr 29, 2025) with no new permit activity recorded in 18 mo.
New homeEntitledNo new record in 6.7 yr
On this parcel
Active in "Entitled" for 6.7 yr (first record Feb 24, 2020) with no new permit activity recorded in 6.7 yr.
Construction of a new 3 story 3170 sf sfh with attached ADUEntitledNo new record in 3 yr
290 ft N
Active in "Entitled" for 3 yr (first record Oct 25, 2023) with no new permit activity recorded in 3 yr.
New homeIssuedNo new record in 3.2 yr
410 ft NW
Active in "Issued" for 3.2 yr (first record Aug 29, 2023) with no new permit activity recorded in 3.2 yr.
single family dwelling on a vacant hillside property. (Project site is located next to the neighboring residence at 1801 Manzanita Dr). Related to Tree Permit T2100169.EntitledNo new record in 16 mo
0.1 mi NE
Active in "Entitled" for 16 mo (first record Jul 3, 2025) with no new permit activity recorded in 16 mo.
New homeEntitledNo new record in 7.6 yr
0.11 mi N
Active in "Entitled" for 7.6 yr (first record Mar 11, 2019) with no new permit activity recorded in 7.6 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 94603

HUD FY 2026 · 40th-percentile gross rent

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

Forestland$3,500+

ZIP 94603$1,838±$118

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94603(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$507,514

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

$1,337,000±$69,700

ACS Median Home Value · ZIP 94603Census ACS 2020–2024 owner-occupied self-reported median

$614,000±$13,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$215,000Interest rate (%)Loan termClosing costs (%)$21,500

Prop 13 post-purchase property tax estimate

$1,130/mo ($13,565/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 ($10,750/yr) + local voter-approved bond debt ($2,365/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,365/yrDirect levies / Mello-Roos ($/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)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a mapped Very High Fire Hazard Severity Zone (Local Responsibility Area) (local responsibility area). Properties in High or Very High fire hazard zones may require California FAIR Plan + difference-in-conditions (DIC) coverage; verify actual insurability and quotes early.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$4,964
Cash-on-cash return: -25.2%
Cap rate (Year 1 NOI): 0.53%
DSCR (NOI / debt): 0.09x
Break-even gross rent: $8,839/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,304 − Operating $1,832 − Debt $5,436)

Gross scheduled rent$2,425

Vacancy allowance (5%)−$121

Effective gross income$2,304

Prop 13 property tax (1.26%)−$1,130

Property insurance−$275

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

Net Operating Income (NOI)+$472

Mortgage principal & interest (860,000 loan)−$5,436

Net monthly cash flow−$4,964

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	−$5,243/mo	-26.6%	$9,549/mo	−$5,263/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,425/mo	−$4,964/mo	-25.2%	$8,839/mo	−$4,847/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	−$4,804/mo	-24.4%	$8,634/mo	−$4,667/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

New home
Issued1 unitsApr 29, 2025 – Apr 29, 2025
New home
Entitled1 unitsFeb 24, 2020 – Feb 24, 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	NEW CONSTRUCTION-SFD(RBC2300270)	SFD · Owner	—	1 (Apr 29, 2025)	—	—
2020	—(PLN19034)	SFD · Owner	1 (Feb 24, 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: RH-4 (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: 6,315 sq ft
Tax rate area: 17
Assessor land use: Vacant residential land, zoned 4 units or less
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 48E-7322-25-2. Assessed value is not market value.
Property tax bill
Search by parcel number 48E-7322-25-2 (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

−$5,243/mo

-26.6%

$9,549/mo

−$5,263/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,425/mo

−$4,964/mo

-25.2%

$8,839/mo

−$4,847/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

−$4,804/mo

-24.4%

$8,634/mo

−$4,667/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

NEW CONSTRUCTION-SFD(RBC2300270)

SFD · Owner

—

1 (Apr 29, 2025)

—

2020

—(PLN19034)

SFD · Owner

1 (Feb 24, 2020)

—