1850 Mountain Blvd

Oakland 94611 · Montclair · APN 48F-7369-56 · 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: 3 homes completed, 3 permitted, 3 proposed or in review.

9 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

$1,530,000

Benchmark range: $1,346,000 – $1,714,000

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 94611 Zillow ZHVI ($1,409,497, September 2026) + 30% Montclair ACS median ($1,552,319); $1,452,343
2. Parcel & lot adjustment (1.05×): Single-family lot (11,678 sq ft, +5.3% lot-size adjustment vs 6,000 sq ft standard lot); +$77,375
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 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.

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.
Alquist-Priolo Earthquake Fault Zone covers about 20% of the lot: the project must meet the seismic building standards, and a fault study is usually required.

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 11,678 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Alquist-Priolo Earthquake Fault Zone covers about 20% of the lot: the project must meet the seismic building standards, and a fault study is usually required.

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 06001C0080G, effective August 3, 2009. Official flood map
Earthquake fault zone: Alquist-Priolo Earthquake Fault Zone (Oakland East quadrangle), about 20% of the lot · zone map

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

66 events · 42 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 (42)

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 2.6 yr (since Mar 28, 2024), with no new permit record in 2.6 yr. · 1 unit
StalledNew homeIssued
0.31 mi NE
Permit issued and active for 8.6 yr (first record Mar 12, 2018), with no completion or new permit record in 8.6 yr. · 1 unit
StalledNew homeEntitled
0.39 mi W
In "Entitled" for 8.3 yr (since Jul 19, 2018), with no new permit record in 8.3 yr. · 1 unit
StalledNew homeEntitled
0.1 mi NE
In "Entitled" for 8.1 yr (since Oct 9, 2018), with no new permit record in 8.1 yr. · 1 unit
StalledNew homeIssued
0.39 mi W
Permit issued and active for 8 yr (first record Oct 26, 2018), with no completion or new permit record in 8 yr. · 1 unit
StalledNew homeEntitled
0.43 mi N
In "Entitled" for 8 yr (since Nov 13, 2018), with no new permit record in 8 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94611
ZIP 94611 typical home value: $1,409,497 (+5.6% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,334,294 in September 2025 to $1,409,497 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94611 (not a parcel appraisal)

20259 events

Dec 9, 2025Nearby project · Entitled
0.49 mi E
single family home in the RH-4/S-9 Zone with PMW. — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Dec 9, 2025), with no new permit record in 11 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Nov 24, 2025Nearby project · Finaled / completed
0.41 mi NW
701 Sf Adu — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Oct 21, 2025Nearby project · Issued
0.4 mi W
New home — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94611
ZIP 94611 typical home value: $1,334,294 (−6.6% year-over-year)
Annual ZIP 94611 home-value index checkpoint
Changed from $1,429,269 in September 2024 to $1,334,294 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94611 (not a parcel appraisal)
Jul 21, 2025Nearby project · Entitled
0.35 mi W
Construct a new s-story 3,505 sf sfr on a lot with a previously fire-destructed sfr, RH-4 , S-9 Zones. Proposal will reuse similar building footprint, driveway and parking configuration as previous ho — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 15 mo (since Jul 21, 2025), with no new permit record in 15 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
May 27, 2025Nearby project · Issued
0.43 mi E
Legalize lower floor as an ADU — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Apr 16, 2025Nearby project · Issued
0.32 mi S
SFD on Vacant Lot — Issued
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Mar 7, 2025Nearby project · Entitled
0.45 mi W
DRX - 998-sq-ft Cat 2 ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 20 mo (since Mar 7, 2025), with no new permit record in 20 mo.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Feb 19, 2025Nearby project · Finaled / completed
0.41 mi NW
DRX - Cat 1 ADU — Finaled / completed
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)

20245 events

Dec 31, 2024Nearby project · Finaled / completed
0.16 mi SE
New home — Finaled / completed
1 unit
Records span Aug 16, 2022 to Dec 31, 2024 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
September 2024Market trend
ZIP 94611
ZIP 94611 typical home value: $1,429,269 (−4.6% year-over-year)
Annual ZIP 94611 home-value index checkpoint
Changed from $1,497,828 in September 2023 to $1,429,269 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94611 (not a parcel appraisal)
Sep 20, 2024Nearby project · Issued
0.49 mi NE
New home — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 2.1 yr (first record Sep 20, 2024), with no completion or new permit record in 2.1 yr.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Aug 1, 2024Nearby project · Issued
0.38 mi NE
New home — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 2.2 yr (first record Aug 1, 2024), with no completion or new permit record in 2.2 yr.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Jun 17, 2024Nearby project · Issued
0.38 mi NW
New home — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 2.4 yr (first record Jun 17, 2024), with no completion or new permit record in 2.4 yr.
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)

Showing 15 of 66 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 2.6 yr
On this parcel
Active in "Entitled" for 2.6 yr (first record Mar 28, 2024) with no new permit activity recorded in 2.6 yr.
New homeEntitledNo new record in 8.1 yr
0.1 mi NE
Active in "Entitled" for 8.1 yr (first record Oct 9, 2018) with no new permit activity recorded in 8.1 yr.
New homeIssuedNo new record in 5 yr
0.13 mi NE
Active in "Issued" for 6.7 yr (first record Feb 19, 2020) with no new permit activity recorded in 5 yr.
Category 1 Accessory Dwelling Unit (ADU) and House RemodelEntitledNo new record in 4.4 yr
0.16 mi SE
Active in "Entitled" for 4.4 yr (first record Jun 14, 2022) with no new permit activity recorded in 4.4 yr.
Category 1 Accessory Dwelling UnitEntitledNo new record in 3 yr
0.18 mi N
Active in "Entitled" for 3 yr (first record Oct 26, 2023) with no new permit activity recorded in 3 yr.
New homeIssuedNo new record in 7.4 yr
0.25 mi NW
Active in "Issued" for 7.4 yr (first record Jun 21, 2019) with no new permit activity recorded in 7.4 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 94611

HUD FY 2026 · 40th-percentile gross rent

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

Montclair$3,500+

ZIP 94611$2,263±$126

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94611(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,409,497

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

$1,552,000±$116,000

ACS Median Home Value · ZIP 94611Census ACS 2020–2024 owner-occupied self-reported median

$1,526,000±$69,800

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$306,000Interest rate (%)Loan termClosing costs (%)$30,600

Prop 13 post-purchase property tax estimate

$1,593/mo ($19,116/yr · 1.25%)

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 ($15,300/yr) + local voter-approved bond debt ($3,366/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$3,366/yrDirect levies / Mello-Roos ($/yr)Check Assessor's office ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$146/moManagement (%)$222/moMaintenance (%)$146/moCapEx reserve (%)$146/moInsurance ($/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: −$7,231
Cash-on-cash return: -25.8%
Cap rate (Year 1 NOI): 0.40%
DSCR (NOI / debt): 0.07x
Break-even gross rent: $12,267/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,779 − Operating $2,273 − Debt $7,737)

Gross scheduled rent$2,925

Vacancy allowance (5%)−$146

Effective gross income$2,779

Prop 13 property tax (1.25%)−$1,593

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$515

Net Operating Income (NOI)+$506

Mortgage principal & interest (1,224,000 loan)−$7,737

Net monthly cash flow−$7,231

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	$2,691/mo	−$7,567/mo	-27.0%	$13,253/mo	−$7,594/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,925/mo	−$7,231/mo	-25.8%	$12,267/mo	−$7,092/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr)	$3,101/mo	−$7,037/mo	-25.1%	$11,982/mo	−$6,874/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
Entitled1 unitsMar 28, 2024 – Mar 28, 2024

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
2024	—(DRX231212)	ADU · Renter	1 (Mar 28, 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: 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: 11,678 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 48F-7369-56. Assessed value is not market value.
Property tax bill
Search by parcel number 48F-7369-56 (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

$2,691/mo

−$7,567/mo

-27.0%

$13,253/mo

−$7,594/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,925/mo

−$7,231/mo

-25.8%

$12,267/mo

−$7,092/mo

Optimistic (cap-limited)

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

$3,101/mo

−$7,037/mo

-25.1%

$11,982/mo

−$6,874/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

—(DRX231212)

ADU · Renter

1 (Mar 28, 2024)

—