Offer $1,275,000 cash on 4519 Shafter Ave, with a hard ceiling of $1,325,000 if diligence comes back clean

Asked:

“what's wrong w this house? seems to be sold and re-listed quickly-”

Asked (follow-up):

“do your own analysis and tell me how much i should offer here in full cash. disregard the listing price.”

The subject is a 3-bed, 2-bath, 1,443 sq ft 1979 house on a roughly 4,009 sq ft lot, listed active and vacant at $999,000 — a deliberate auction anchor, not a value. Evidence here covers 10 selected 2026 closed North Oakland comparables, one competing Temescal listing, and 15 independent 2026 market snapshots. Fair as-is value is about $1.25M–$1.34M; the recommendation changes if inspections, permits, or title reveal material issues.

Direct anchor comps Premium renovated — upper bound, not direct Weaker or peripheral trades │ Offer $1.275M │ Ceiling $1.325M Each dot is a 2026 closed sale; label shows close price and $/sq ft. Hover for details.

At $1,275,000 the subject prices at about $884 per sq ft — below the fully renovated 389 38th St anchor at $976/sq ft on nearly identical size (1,435 sq ft, $1.400M). nalren.com

The $1,325,000 ceiling (~$918/sq ft) sits under premium, fully permitted 2025–26 remodels like 463 44th St at $1,108/sq ft and 4187 Emerald at $1,030/sq ft — properties the subject does not match. nexthomepacificcoastrealty.com

Temescal medians from independent sources cluster around $1.20M–$1.36M, but only ~23 single-family sales closed in 12 months, so any single median is noisy and sale-to-list ratios of 113–129% reflect intentionally low asking prices. oureastbayhome.com

A competing active Temescal listing — 4828 Webster St, 3/2 asking $900K — confirms list prices are opening bids, not values; do not benchmark the offer to asking prices. alfonsogomezrealtor.com

Offer, ceiling, walk-away

Open

$1,275,000 cash

Credible in a competitive Temescal market while pricing in cash certainty and the unresolved sold-and-relisted history. About $884/sq ft.

Ceiling

$1,325,000

Only if disclosures, title, permits, insurability, sewer, roof, pest, and structural inspection are all clean. If asked to waive investigation before seeing records, cut the ceiling to about $1,250,000.

Walk away

Above $1,325,000

Do not chase the reported 2025 close of $1,360,000 just because it is in the history. If a bona fide clean offer beats the ceiling, let it go unless personal utility justifies paying past market.

Offer terms to pair with the price

Verified proof of funds with the offer; 7–10 day close if title is ready.
No financing or appraisal contingency.
Keep the inspection contingency until the complete disclosure, permit, and title package is reviewed — or at minimum a short 3–5 day investigation period.
Seller delivers vacant possession (the home is already vacant); no requests for minor cosmetic credits.
Full cash earns a modest discount here only when paired with speed and certainty; it never justifies waiving title or permit review.

This is valuation guidance, not a guarantee or appraisal.

The ten 2026 closed comparables

Address	Closed	Price	Sq ft	$/sq ft	Bed/bath	Condition	Source

Method: 10 selected 2026 closed North Oakland single-family sales (one row each, April–August 2026 close dates), one active competing Temescal listing, 15 independent 2026 market snapshots, and the subject's active listing page (pulled October 2026). Prices are reported close prices in USD; $/sq ft is close price over living area. Comparables were hand-classified as direct anchors, premium renovated upper bounds, or weaker/peripheral trades. Market-snapshot rows are summarized in prose rather than tabulated for space; sources span numerous independent hosts and no single URL supports most rows. Guidance only, not an appraisal.

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