Oakland - Gentrification Areas? / CAP Rates

[Anna Ng]

Hello, I'm starting to look in Oakland for rental property: SFH's or possibly condo's. (Not looking for multi-unit due to rent control).

Does anyone have a good grasp on which areas are gentrifying, and typical CAP rates there. I'm an architect that could put my skills to work.

My rentals in SF have a CAP rates of 8-12%, but I know its impossible to find in the Bay area now. Is a 5% Cap terrible? Seems thats the highest you can get here.