Oakland 94603 · Merriwood · APN 48G-7432-14 · Oakland
Since — within ½ mile: 1 homes completed, 1 permitted.
2 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.
$1,078,000
Benchmark range: $949,000 – $1,207,000
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 RH-4 as single-family 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 3.8 yr (since Jan 27, 2023), with no new permit record in 3.8 yr. · 1 unit
In "Entitled" for 8.6 yr (since Mar 8, 2018), with no new permit record in 8.6 yr. · 1 unit
In "Entitled" for 7.9 yr (since Dec 14, 2018), with no new permit record in 7.9 yr. · 1 unit
In "Entitled" for 7.8 yr (since Dec 26, 2018), with no new permit record in 7.8 yr. · 1 unit
In "Entitled" for 7.7 yr (since Feb 28, 2019), with no new permit record in 7.7 yr. · 1 unit
In "Entitled" for 7.7 yr (since Mar 4, 2019), with no new permit record in 7.7 yr. · 1 unit
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)
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)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
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)
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)
Annual ZIP 94603 home-value index checkpoint
Changed from $613,428 in September 2022 to $576,496 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94603 (not a parcel appraisal)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Planning entitlement approved for 1 housing unit (PLN21138)
Reported in 2023 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94603 home-value index checkpoint
Changed from $608,165 in September 2021 to $613,428 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94603 (not a parcel appraisal)
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 "Entitled" for 3.8 yr (first record Jan 27, 2023) with no new permit activity recorded in 3.8 yr.
Active in "Issued" for 3.2 yr (first record Aug 10, 2023) with no new permit activity recorded in 3.2 yr.
Active in "Entitled" for 6.2 yr (first record Aug 17, 2020) with no new permit activity recorded in 6.2 yr.
Active in "Entitled" for 4.1 yr (first record Oct 3, 2022) with no new permit activity recorded in 4.1 yr.
Active in "Entitled" for 5.6 yr (first record Mar 18, 2021) with no new permit activity recorded in 5.6 yr.
Active in "Issued" for 4.7 yr (first record Feb 28, 2022) with no new permit activity recorded in 4.7 yr.
HUD Small Area Fair Market Rent · ZIP 94603
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 ($10,800/yr) + local voter-approved bond debt ($2,376/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$59,935/yr
Cash needed: $237,600
NOI: $5,597/yr
P&I: $5,461/mo
For $0/mo net cash flow
At $2,425/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 | $2,231/mo | −$5,273/mo | -26.6% | $9,592/mo | −$5,294/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$4,995/mo | -25.2% | $8,878/mo | −$4,878/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 | −$4,834/mo | -24.4% | $8,672/mo | −$4,698/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 ↗
Entitled1 unitsJan 27, 2023 – Jan 27, 2023
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 |
|---|---|---|---|---|---|---|
| 2023 | —(PLN21138) | SFD · Owner | 1 (Jan 27, 2023) | — | — | — |
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
0.27 acres
Assessor's classification for assessment purposes. This is not zoning.
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 48G-7432-14. Assessed value is not market value.
Search by parcel number 48G-7432-14 (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.