1396 Berry Ln · Brentwood, CA 94513

$549,900

4 bd · 2.0 ba · 1,590 sqft · MultiFamily · 83 Days on market

Built 1968 6,000 sqft lot Est $615k · 11% under ↓ 11% since listing

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +12.3/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +5.3/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare opportunity to own a Brentwood duplex with strong income potential in a desirable residential neighborhood. Opportunities like this are seldom available in Brentwood. Each unit offers 2 bedrooms, 1 bathroom, and approximately 795 sq ft of comfortable living space. Each unit precedes a cozy yet traditionally designed layout that includes a small private yard, a separate one-car garage, and dedicated laundry, providing convenience and privacy for tenants or owner-occupants alike. Located at the end of a quiet cul-de-sac in a safe and established neighborhood within the highly regarded Brentwood School District. The property also benefits from close proximity to local retail, shopping cen

Key facts

• Income potential
• One-car garage
• Quiet cul-de-sac

Tags

• BRENTWOOD DUPLEX
• INCOME POTENTIAL
• PRIVATE YARD
• ONE-CAR GARAGE
• DEDICATED LAUNDRY
• QUIET CUL-DE-SAC

Property features AI

Finance

• Financial info: Property type: Residential income (duplex)

Exterior

• Parking: Total of 5 parking spaces; Attached garage; Guest parking; Off-street parking; Unit 1: 2 parking spaces; Unit 2: 2 parking spaces
• Utilities: Separate meters for electric, gas, and water
• Home design: Duplex (residential income); Built in 1968
• Construction: Stucco construction
• Exterior features: Two houses on one lot; Cul-de-sac location; Level lot

Interior

• Flooring: Laminate flooring; Partial carpeting
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units; Heating present in units
• Interior features: Gas water heater; Back yard
• Laundry & utility: Washer and dryer in garage; Separate electric, gas, and water meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $518/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $517k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.7% in Brentwood — 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 61/100 on livability (#525 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Brentwood Union Elementary (suburban): math 51% / reading 59% proficiency, ranked #268 of 1,400 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 353 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• At $6,207/mo this rent would consume 52% of the median local household income ($142k/yr) (locally 1056% 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 $16k of value loss. Plan a longer hold.
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $516,905 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $615,330
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1384 Berry Ln	0.01mi	4/2.0	1,590 (0%)	2mo	$615,000	$387	98

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-8,765
• Equity at exit: $81,992

10-year hold

• IRR: 10.5%
• Equity multiple: 1.90×
• Total profit: $138,802
• Equity at exit: $47,545

Cash invested: $153,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94513

• Rents YoY: 5.2%
• Active inventory: 353
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $6,207 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$687 /mo · $8,248/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,303
• Net cashflow: $1,037

Break-even live

Break-even rent $4,895

Max offer price $549,900

Occupancy floor 78%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,206
Total (2 units)			$6,207

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 Central Blvd Brentwood, CA	3.0	2.0	1050	$3,650	$3.48	10d	1	0.18mi
128 Kingfisher St Brentwood, CA	3.0	2.5	1667	$2,990	$1.79	10d	1	0.20mi
1377 Reagan Way Brentwood, CA	3.0	2.5	1573	$3,100	$1.97	1d	1	0.39mi
7251 Brentwood Blvd Brentwood, CA	1.0–4.0	1.0–2.0	980	$2,570	$2.62	1d	1	0.65mi
18 Canterbury Ct Brentwood, CA	3.0	2.0	1480	$3,200	$2.16	1d	1	0.74mi
720 Winding Creek Ter Brentwood, CA	3.0	2.5	1531	$2,900	$1.89	10d	1	0.82mi
103 Dunedin Dr Brentwood, CA	4.0	2.0	1260	$3,269	$2.59	16d	1	0.89mi
936 Yardley Pl Brentwood, CA	3.0	2.5	1704	$3,300	$1.94	3d	1	0.94mi
955 Bighorn Ter Brentwood, CA	3.0	2.5	1531	$3,400	$2.22	19d	1	1.04mi
541 Jacaranda St Brentwood, CA	4.0	2.5	1966	$3,500	$1.78	16d	1	1.06mi
1015 Dellwood Ct Brentwood, CA	3.0	3.0	1645	$3,200	$1.95	23d	1	1.12mi
1100 Twinbridge Ct Brentwood, CA	3.0	2.5	1158	$3,250	$2.81	1d	1	1.17mi
3237 Hudson Dr Brentwood, CA	4.0	3.0	2013	$3,300	$1.64	1d	1	1.18mi
1067 Somersby Way Brentwood, CA	3.0	2.0	1973	$3,695	$1.87	1d	1	1.20mi

Listing history 11 events

1. 2026-06-07
   status $549,900 Pending 83 DOM
2. 2026-06-04
   days on market $549,900 Active 83 DOM
3. 2026-06-03
   days on market $549,900 Active 82 DOM
4. 2026-06-02
   days on market $549,900 Active 81 DOM
5. 2026-06-01
   days on market $549,900 Active 80 DOM
6. 2026-05-31
   days on market $549,900 Active 79 DOM
7. 2026-05-19
   price $549,900
8. 2026-04-30
   price $585,000
9. 2026-03-26
   status Active
10. 2026-03-23
    status Pending
11. 2026-03-10
    listed $615,000 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,484
• − Mortgage interest: −$30,803
• − Property taxes: −$8,248
• − Insurance: −$3,547
• − Repairs & maintenance: −$5,959
• − Management: −$5,959
• − Depreciation: −$15,997
• Taxable income: $3,971
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $11,489/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: Brentwood Union Elementary
• NCES district ID: 0605910
• Math proficiency: 51% ▲ 1.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $91,644
• Composite: 52.7/100
• National rank: #3320
• State rank: #268 of 1400 in CA

Livability — Brentwood

• Score: 61/100
• State rank: #525
• US rank: #17696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, CA
• County: Contra Costa County · 1,059,880 people
• City population: 69,755
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 69,755
• Household income: $142,223
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 1056.0

Population outlook (Contra Costa County) Hauer SSP2

• Today (2025): 1,287,720 people
• By 2030: 1,364,937 · +6.0%
• By 2040: 1,506,209 · +17.0%
• By 2050: 1,624,373 · +26.1%
• By 2075: 1,853,193 · +43.9%
• By 2100: 1,901,231 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 25% Asian 16% Two or more races 14% Black 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Russian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 13% Other Indo-European 5% Tagalog/Filipino 4%

Political lean MEDSL · Contra Costa

• 2024 margin: Solid D (+38.0) · D 67.3% · R 29.4% · Other 3.3%
• 2008→2024 swing: +0.2pp no change · 2008: 37.8pp · 2024: 38.0pp
• All cycles: 2024: D+38.0 2020: D+45.3 2016: D+43.5 2012: D+33.7 2008: D+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -245.60%
• Current HPI: 249.5513
• Rent YoY: ▲ 5.22%
• 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

-10.6% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $549,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-30 Price Changed $585,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-26 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-10 Listed $615,000 bridgeMLS, Bay East AOR, or Contra Costa AOR