2327 10th St #4 · Berkeley, CA 94710

$590,000

4 bd · 4.0 ba · 3,170 sqft · Condo public records · 103 Days on market

Built 1964 $300/mo HOA · 5% of rent ↓ 9% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another Price Reduction!! West Berkeley location with sunset views living all come together in this top-floor, end-unit condo at The Astro, an intimate 4-unit building. Nestled at the back of the property for added privacy, this bright 2-bedroom, 1-bath home enjoys exposure on multiple sides, bringing in natural light throughout the day & capturing both sunrise and sunset skies from its balcony. A signature Berkeley breeze flows easily through the open-concept living and dining area, creating an inviting space for relaxing, entertaining, or working from home.The kitchen/dining combo offers a functional layout ideal for everyday cooking and hosting, with easy connection to the main living space. Two well-proportioned bedrooms provide peaceful retreats, well suited for sleeping, guests, or a home office. Shared backyard functions as an extension of the living area, perfect for BBQs, casual gatherings, or quiet evenings under the stars. Practical features enhance day-to-day convenience, including an oversized deeded parking space & generous storage for bikes, boards, luggage, and gear. The easy going HOA adds to the low-maintenance lifestyle. Located in an excellent neighborhood, this condo sits near the heart of the action, near boutiques and cafes, renowned Berkeley Bowl and much more.

Key facts

• Generous storage
• Natural light
• Shared backyard

Tags

• TOP-FLOOR END-UNIT CONDO
• NATURAL LIGHT
• SHARED BACKYARD
• OVERSIZED DEEDED PARKING SPACE
• GENEROUS STORAGE
• EXCELLENT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath condo listed at $590k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $590k).
• Recommended offer: $537k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.0% in Berkeley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#74 in CA, #2,860 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: crime F, cost of living F.
• Berkeley Unified (urban): math 61% / reading 67% proficiency, ranked #175 of 1,400 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 30 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $6,443/mo this rent would consume 76% of the median local household income ($102k/yr) (locally 764% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($537k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $59k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $536,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.24% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-54,838
• Equity at exit: $87,971

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-7,940
• Equity at exit: $51,012

Cash invested: $165,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Berkeley: 0 Strongly Tenant-Friendly · D+78

Original CA rent control city; vacancy rent control after Costa Hawkins limits.

Methodology + full state rankings →

ZIP-level market 94710

• Rents YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $6,443 medium
• Mortgage (P&I): −$3,094
• Tax est. 1.5%: −$738 /mo · $8,850/yr
• Insurance: −$246
• HOA: −$300
• Vacancy / Maint / Mgmt: −$1,353
• Net cashflow: $712

Break-even live

Break-even rent $5,541

Max offer price $590,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $147,500
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1316 Russell St Berkeley, CA	4.0	2.5	2200	$8,500	$3.86	1d	1	0.75mi
1730 Francisco St Berkeley, CA	5.0	3.5	2250	$8,000	$3.56	24d	1	1.12mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-09
   days on market $590,000 Active 103 DOM
2. 2026-06-08
   days on market $590,000 Active 102 DOM
3. 2026-06-07
   days on market $590,000 Active 101 DOM
4. 2026-06-04
   days on market $590,000 Active 98 DOM
5. 2026-06-03
   days on market $590,000 Active 97 DOM
6. 2026-06-02
   days on market $590,000 Active 96 DOM
7. 2026-06-01
   days on market $590,000 Active 95 DOM
8. 2026-05-31
   days on market $590,000 Active 94 DOM
9. 2026-05-18
   price $590,000 1313-char remark

   Show marketing remark (1313 chars)

   Another Price Reduction!! West Berkeley location with sunset views living all come together in this top-floor, end-unit condo at The Astro, an intimate 4-unit building. Nestled at the back of the property for added privacy, this bright 2-bedroom, 1-bath home enjoys exposure on multiple sides, bringing in natural light throughout the day & capturing both sunrise and sunset skies from its balcony. A signature Berkeley breeze flows easily through the open-concept living and dining area, creating an inviting space for relaxing, entertaining, or working from home.The kitchen/dining combo offers a functional layout ideal for everyday cooking and hosting, with easy connection to the main living space. Two well-proportioned bedrooms provide peaceful retreats, well suited for sleeping, guests, or a home office. Shared backyard functions as an extension of the living area, perfect for BBQs, casual gatherings, or quiet evenings under the stars. Practical features enhance day-to-day convenience, including an oversized deeded parking space & generous storage for bikes, boards, luggage, and gear. The easy going HOA adds to the low-maintenance lifestyle. Located in an excellent neighborhood, this condo sits near the heart of the action, near boutiques and cafes, renowned Berkeley Bowl and much more.

10. 2026-03-20
    price $599,000 1313-char remark

    Show marketing remark (1313 chars)

    Another Price Reduction!! West Berkeley location with sunset views living all come together in this top-floor, end-unit condo at The Astro, an intimate 4-unit building. Nestled at the back of the property for added privacy, this bright 2-bedroom, 1-bath home enjoys exposure on multiple sides, bringing in natural light throughout the day & capturing both sunrise and sunset skies from its balcony. A signature Berkeley breeze flows easily through the open-concept living and dining area, creating an inviting space for relaxing, entertaining, or working from home.The kitchen/dining combo offers a functional layout ideal for everyday cooking and hosting, with easy connection to the main living space. Two well-proportioned bedrooms provide peaceful retreats, well suited for sleeping, guests, or a home office. Shared backyard functions as an extension of the living area, perfect for BBQs, casual gatherings, or quiet evenings under the stars. Practical features enhance day-to-day convenience, including an oversized deeded parking space & generous storage for bikes, boards, luggage, and gear. The easy going HOA adds to the low-maintenance lifestyle. Located in an excellent neighborhood, this condo sits near the heart of the action, near boutiques and cafes, renowned Berkeley Bowl and much more.

11. 2026-03-12
    price $629,000 1313-char remark

    Show marketing remark (1313 chars)

    Another Price Reduction!! West Berkeley location with sunset views living all come together in this top-floor, end-unit condo at The Astro, an intimate 4-unit building. Nestled at the back of the property for added privacy, this bright 2-bedroom, 1-bath home enjoys exposure on multiple sides, bringing in natural light throughout the day & capturing both sunrise and sunset skies from its balcony. A signature Berkeley breeze flows easily through the open-concept living and dining area, creating an inviting space for relaxing, entertaining, or working from home.The kitchen/dining combo offers a functional layout ideal for everyday cooking and hosting, with easy connection to the main living space. Two well-proportioned bedrooms provide peaceful retreats, well suited for sleeping, guests, or a home office. Shared backyard functions as an extension of the living area, perfect for BBQs, casual gatherings, or quiet evenings under the stars. Practical features enhance day-to-day convenience, including an oversized deeded parking space & generous storage for bikes, boards, luggage, and gear. The easy going HOA adds to the low-maintenance lifestyle. Located in an excellent neighborhood, this condo sits near the heart of the action, near boutiques and cafes, renowned Berkeley Bowl and much more.

12. 2026-02-26
    listed $649,000 Active 1313-char remark

    Show marketing remark (1313 chars)

    Another Price Reduction!! West Berkeley location with sunset views living all come together in this top-floor, end-unit condo at The Astro, an intimate 4-unit building. Nestled at the back of the property for added privacy, this bright 2-bedroom, 1-bath home enjoys exposure on multiple sides, bringing in natural light throughout the day & capturing both sunrise and sunset skies from its balcony. A signature Berkeley breeze flows easily through the open-concept living and dining area, creating an inviting space for relaxing, entertaining, or working from home.The kitchen/dining combo offers a functional layout ideal for everyday cooking and hosting, with easy connection to the main living space. Two well-proportioned bedrooms provide peaceful retreats, well suited for sleeping, guests, or a home office. Shared backyard functions as an extension of the living area, perfect for BBQs, casual gatherings, or quiet evenings under the stars. Practical features enhance day-to-day convenience, including an oversized deeded parking space & generous storage for bikes, boards, luggage, and gear. The easy going HOA adds to the low-maintenance lifestyle. Located in an excellent neighborhood, this condo sits near the heart of the action, near boutiques and cafes, renowned Berkeley Bowl and much more.

13. 2025-08-09
    historical
14. 2025-07-10
    price
15. 2025-07-03
    price
16. 2025-06-20
    historical
17. 2025-06-19
    listed Active
18. 2025-06-12
    price
19. 2025-05-28
    price
20. 2025-05-22
    listed Active
21. 2025-05-12
    historical
22. 2025-04-25
    price
23. 2025-04-12
    price
24. 2025-04-02
    price
25. 2025-03-13
    listed Active
26. 2024-09-24
    historical
27. 2024-07-04
    listed Active
28. 2021-10-15
    historical
29. 2021-08-18
    price
30. 2021-08-06
    listed New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,313
• − Mortgage interest: −$33,049
• − Property taxes: −$8,850
• − Insurance: −$2,950
• − Repairs & maintenance: −$6,185
• − Management: −$6,185
• − HOA: −$3,600
• − Depreciation: −$17,164
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $8,710/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Berkeley Unified
• NCES district ID: 0604740
• Math proficiency: 61% ▲ 2.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $66,202
• Composite: 57.37/100
• National rank: #2288
• State rank: #175 of 1400 in CA

Livability — Berkeley

• Score: 77/100
• State rank: #74
• US rank: #2860

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing C+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berkeley, CA
• County: Alameda County · 1,614,355 people
• City population: 121,632
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 8,380
• Household income: $102,227
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 764.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 48% Hispanic / Latino 20% Asian 13% Two or more races 13% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Scotch-Irish 4% Romanian 3% Slovak 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 15% Chinese 3% Other Indo-European 3%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -444.39%
• Current HPI: 283.2007
• Rent YoY: ▲ 2.24%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-9.1% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $590,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-20 Price Changed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-12 Price Changed $629,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-26 Listed $649,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-09 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-10 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-03 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-20 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-19 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-12 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-28 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-22 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-25 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-12 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-02 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-13 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-24 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-04 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-10-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-08-18 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-08-06 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR