Understood.
Don’t forget the opportunity cost when analyzing this move. In your situation, you’re likely have have $1M+ in equity in your current house, and there’s a cost for not capturing & earning a return on it. I don’t know your precise numbers but, median rent in Oakley, CA is $2,400/mo. If you get $3,700/mo for your current place & leave $1M of (dead) equity sitting in it as a rental, you’re $1,200/mo worse off @ a 3% return [$3,700-$2,400-($1M*.03/12)= -$1,200/mo]. I know Prop 13 & 60 can make a difference in such situations but, my point is to not forget that the opportunity cost of the equity in your current house is real.
Just as an aside, there are TON of foreclosures in Oakley (on Zillow). I’m not sure why. You probably know but, it’s worth investigating.