2220 7th St · Berkeley, CA 94710

$899,000

3 bd · 2.0 ba · 1,698 sqft · MultiFamily public records · 157 Days on market

Built 1904 3,600 sqft lot $529/sqft · 33% above area Est $1428k · 37% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Built in 1907, the property at 2220 7th St in Berkeley comprises 2 units in one two-story building. Located in one of the most desirable neighborhoods in Berkeley, near the 4th St shopping center and North Berkeley BART Station, the property is a great investment opportunity for a new owner.

Key facts

• Two story building
• 3,600 sq ft lot
• Built 1904

Tags

• TWO STORY BUILDING
• INVESTMENT OPPORTUNITY
• NEAR 4TH ST SHOPPING CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $-770 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $763k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $618k (31.3% below list).
• Recommended offer: $618k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $6,175/mo this rent would consume 72% 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 $6k of loan paydown is wiped out by about $27k 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 157 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $617,500 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,427,862
• List price: $899,000
• Delta: -37.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1723 8th St	0.52mi	3/4.0	1,756 (+3%)	14mo	$815,000	$464	51

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 · 2.24% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.21×
• Total profit: $-199,631
• Equity at exit: $134,044

10-year hold

• IRR: -19.9%
• Equity multiple: -0.02×
• Total profit: $-256,919
• Equity at exit: $77,729

Cash invested: $251,720 (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: 24.3×

Monthly cashflow live

• Estimated rent: $6,175 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$559 /mo · $6,705/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,297
• Net cashflow: $-770

Break-even live

Break-even rent $7,149

Max offer price $763,054

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,176
Total (2 units)			$6,175

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Fifth St Berkeley, CA	2.0	1.0–2.0	830	$4,806	$5.79	2d	12	0.22mi
651 Addison St Berkeley, CA	2.0	2.0	1168	$3,580	$3.07	13d	1	0.29mi
1122 University Ave Berkeley, CA	5.0	1.0–4.0	1129	$4,814	$4.26	1d	20	0.39mi
2148 Curtis St Berkeley, CA	2.0	2.0	1100	$3,900	$3.55	43d	1	0.39mi
954 Cedar St Berkeley, CA	3.0	2.0	1208	$5,500	$4.55	1d	1	0.65mi
1034 Grayson St Unit 1 Berkeley, CA	3.0	3.0	1498	$6,475	$4.32	43d	1	0.74mi
1080 Jones St Berkeley, CA	1.0–2.0	1.0–2.5	1046	$5,787	$5.53	1d	7	0.78mi
2726 Wallace St Berkeley, CA	3.0	3.0	1856	$6,300	$3.39	2d	1	0.79mi
1317 Virginia St Unit 1 Berkeley, CA	3.0	1.0	1250	$3,995	$3.20	5d	1	0.79mi
1415 10th St Berkeley, CA	3.0	3.5	1477	$3,650	$2.47	11d	1	0.90mi
1316 Russell St Berkeley, CA	4.0	2.5	2200	$8,500	$3.86	1d	1	1.02mi
3015 San Pablo Ave Berkeley, CA	2.0	1.0–2.0	829	$3,755	$4.53	3d	4	1.06mi
1308 Stannage Ave Berkeley, CA	3.0	1.0	1497	$4,200	$2.81	15d	1	1.07mi
1717 University Ave Berkeley, CA	2.0–6.0	1.0–3.0	683	$3,212	$4.70	1d	33	1.12mi
2915 Stanton St Berkeley, CA	3.0	2.0	1300	$3,775	$2.90	3d	1	1.15mi
6701 Shellmound St Emeryville, CA	2.0	2.0	1145	$4,003	$3.50	2d	5	1.17mi
1200 65th St #226 Emeryville, CA	2.0	1.0	1462	$3,400	$2.33	43d	1	1.25mi
1305 65th St Emeryville, CA	2.0	4.0	1303	$4,000	$3.07	24d	1	1.29mi
1325 Sacramento St Unit 1557677P Berkeley, CA	2.0	1.0	1140	$6,165	$5.41	12d	1	1.30mi
1114 Talbot Ave Albany, CA	3.0	2.0	1569	$4,700	$3.00	18d	1	1.32mi
1465 65th St Emeryville, CA	1.0–2.0	1.0–2.0	918	$3,839	$4.18	2d	9	1.32mi
1901 Dwight Way Berkeley, CA	1.0–3.0	1.0–2.0	888	$4,895	$5.51	5d	10	1.32mi
2099 Martin Luther King Jr Way Berkeley, CA	3.0	1.0–2.0	769	$5,595	$7.27	14d	9	1.34mi
1950 Addison St Berkeley, CA	2.0	1.0–2.5	1014	$7,837	$7.72	1d	10	1.37mi
6401 Shellmound St Emeryville, CA	3.0	1.0–2.0	913	$3,663	$4.01	1d	7	1.38mi
1039 Evelyn Ave Unit B Albany, CA	3.0	2.0	2032	$5,450	$2.68	2d	1	1.47mi
6301 Shellmound St Emeryville, CA	3.0	1.0–3.0	1233	$4,850	$3.93	2d	1	1.48mi
1251 63rd St Emeryville, CA	3.0	2.0	1400	$4,750	$3.39	24d	1	1.48mi
2016 Dwight Way Unit 2020-A Berkeley, CA	2.0	2.0	1058	$4,250	$4.02	11d	1	1.49mi
2028 Bancroft Way Berkeley, CA	3.0	2.0	1086	$6,595	$6.07	1d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $899,000 Active 157 DOM
2. 2026-06-17
   days on market $899,000 Active 156 DOM
3. 2026-06-16
   days on market $899,000 Active 155 DOM
4. 2026-06-15
   days on market $899,000 Active 154 DOM
5. 2026-06-13
   days on market $899,000 Active 152 DOM
6. 2026-06-13
   days on market $899,000 Active 151 DOM
7. 2026-06-09
   days on market $899,000 Active 148 DOM
8. 2026-06-08
   days on market $899,000 Active 147 DOM
9. 2026-06-07
   days on market $899,000 Active 146 DOM
10. 2026-06-04
    days on market $899,000 Active 143 DOM
11. 2026-06-03
    days on market $899,000 Active 142 DOM
12. 2026-06-02
    days on market $899,000 Active 141 DOM
13. 2026-06-01
    days on market $899,000 Active 140 DOM
14. 2026-05-31
    days on market $899,000 Active 139 DOM
15. 2026-01-12
    listed $899,000 Active 292-char remark

    Show marketing remark (292 chars)

    Built in 1907, the property at 2220 7th St in Berkeley comprises 2 units in one two-story building. Located in one of the most desirable neighborhoods in Berkeley, near the 4th St shopping center and North Berkeley BART Station, the property is a great investment opportunity for a new owner.

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $6,705 · $559/mo
• Projected year-2 tax: $6,832 · $569/mo
• Expected delta: +$127/yr (+$11/mo · 1.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $74,100
• − Mortgage interest: −$50,358
• − Property taxes: −$6,705
• − Insurance: −$4,495
• − Repairs & maintenance: −$5,928
• − Management: −$5,928
• − Depreciation: −$26,153
• Taxable loss: −$25,467
• Est. tax savings @ 24.0%: +$6,112
• After-tax cash flow: $-3,123/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

1 event — show timeline

• 2026-01-12 Listed $899,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.5%/yr

Latest (2025): $6,705 · +18.5% YoY. Source: county tax records.