95Great deal
466 Crescent St #317
Grand Lake, Oakland, CA · 94610
$235,000 22% below mkt
1 bd · 1 ba · 627 sqft · $375/sf
HOA $714/mo · Floor 3 · 52 days on market · built 1971
⚖️ Adjusted valueUndervaluedasking is 29% under fair value
Model fair value · 6 sold comps · ±13%$319,047
vs model fair value · size · beds/baths · age · HOA · location−26%
Condition · Partially updated (SS/granite; dated tile/fan)+2%
Price history · ≈87% below its peak−5%
✅ Positives
- 26% below model fair value
- 87% below its 2005 peak
- On market 52 days → some leverage
- Upper floor (fl 3)
⚠️ Cons
- Older building (1971)
🚩 Red flags
- HOA rising ~13%/yr in this building ($502/mo in 2023 → $714)
- Listed BELOW its 2005 sale ($1800k) → value eroding
- HOA $714/mo — 3.6%/yr of the price
Photos
Price history (this unit)
Trough $235,000 Jul 6, 2026Now $235,000Peak $1,800,000 Jan 6, 2005
Current list price is 87% below its peak · +0% above its trough.
- Jul 6, 2026 — Price Changed $235,000
- May 28, 2026 — Listed $250,000
- Jan 6, 2005 — Sold (Public Records) $1,800,000
Description
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