2782 Sacramento St · Berkeley, CA 94702

$650,000

4 bd · 4.0 ba · 2,486 sqft · MultiFamily public records · 262 Days on market

Built 1943 4,346 sqft lot $261/sqft · 49% below area Est $1281k · 49% under ↓ 40% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 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: 4 units. confirmed

Listing remarks MLS

This inviting fourplex features 2,486 sq ft of living space on a 4,346 sq ft lot, offering both solid income potential and an attractive lifestyle setting. The spacious lot allows for creative outdoor uses, whether shared garden space, patios, or private retreats. Ideally located near San Pablo Park, a community favorite with open fields, playgrounds, tennis courts, and vibrant gathering areas, the property provides residents with direct access to recreation and neighborhood charm. Local cafés, shops, and transit options are all close by, with downtown Berkeley and the UC campus just a short trip away. This is a rare opportunity to own a well-scaled multi-unit property in a prime Berkeley location.

Key facts

• Shared garden space
• Private retreats
• 4,346 sq ft lot

Tags

• SOLID INCOME POTENTIAL
• CREATIVE OUTDOOR USES
• SHARED GARDEN SPACE
• PRIVATE RETREATS
• DIRECT ACCESS TO RECREATION
• PRIME BERKELEY LOCATION

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $11k ($128k/yr) — positive. Per door: $3k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $650k).
• Recommended offer: $572k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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: amenities A+, commute A+, employment 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.
• Zoned schools: Malcolm X Elementary (459 students, 29% FRL); Martin Luther King Middle (871 students, 20% FRL); Berkeley High (math 74% / reading 98%, grade A, #25 of 1,170 statewide, top 2%, 3,204 students, 23% FRL).
• Zoned-school proficiency averages 86% at this address vs 64% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Berkeley Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 43 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $18,981/mo this rent would consume 228% of the median local household income ($100k/yr) (locally 1183% 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 $20k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $182k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $572,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.92% ✓
• Cap rate: 25.92%
• Cash-on-cash: 70.09%
• DSCR: 4.12
• GRM: 2.9

CMA / ARV

• ARV (median comp): $1,280,791
• List price: $650,000
• Delta: -49.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2914 Stanton St	0.19mi	5/3.0 (+1)	2,355 (-5%)	9mo	$1,250,000	$531	66
3110 California St	0.45mi	5/4.0 (+1)	2,244 (-10%)	1mo	$1,200,000	$535	57
1916 Woolsey St	0.71mi	5/3.0 (+1)	2,571 (+3%)	9mo	$1,705,000	$663	45
2514-2516 Mathews St	0.47mi	5/3.0 (+1)	2,177 (-12%)	9mo	$2,100,000	$965	41
2304 Roosevelt Ave	0.67mi	4/4.0	2,292 (-8%)	18mo	$1,050,000	$458	41
1313 Haskell St	0.41mi	5/5.0 (+1)	2,203 (-11%)	21mo	$1,530,000	$695	35
2006 Parker St	0.67mi	5/3.0 (+1)	2,204 (-11%)	9mo	$1,350,000	$613	33
1817 Woolsey St	0.58mi	5/3.0 (+1)	2,265 (-9%)	21mo	$1,040,000	$459	32

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 4.21×
• Total profit: $584,460
• Equity at exit: $96,917

10-year hold

• IRR: 74.6%
• Equity multiple: 8.88×
• Total profit: $1,433,588
• Equity at exit: $56,200

Cash invested: $182,000 (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 94702

• Rents YoY: 3.6%
• Active inventory: 43
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $18,981 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$685 /mo · $8,215/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,986
• Net cashflow: $10,631

Break-even live

Break-even rent $5,524

Max offer price $650,000

Occupancy floor 39%

Sensitivity live

Price	-10% $10,999	-5% $10,815	+0% $10,631	+5% $10,447	+10% $10,263
Rent	-10% $9,131	-5% $9,881	+0% $10,631	+5% $11,381	+10% $12,130
Rate	-1.0pp $10,958	-0.5pp $10,796	base $10,631	+0.5pp $10,462	+1.0pp $10,291

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$18,980
Total (4 units)			$18,981

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1316 Russell St Berkeley, CA	4.0	2.5	2200	$8,500	$3.86	0d	1	0.27mi
2726 Wallace St Berkeley, CA	3.0	3.0	1856	$6,300	$3.39	5d	1	0.39mi
2038 Parker St Berkeley, CA	3.0	1.0–2.5	1118	$6,921	$6.19	0d	17	0.76mi
2113 Ashby Ave Berkeley, CA	5.0	1.5	1605	$5,300	$3.30	24d	1	0.77mi
2154 Ashby Ave Berkeley, CA	4.0	2.5	1628	$6,000	$3.69	45d	1	0.87mi
1122 University Ave Berkeley, CA	5.0	1.0–4.0	1129	$5,617	$4.97	0d	17	1.02mi
6301 Shellmound St Emeryville, CA	3.0	1.0–3.0	1233	$4,740	$3.84	0d	1	1.21mi
1730 Francisco St Berkeley, CA	5.0	3.5	2250	$8,000	$3.56	26d	1	1.22mi
976 55th St Oakland, CA	4.0	3.0	2200	$5,495	$2.50	45d	1	1.23mi
6022 Telegraph Ave Oakland, CA	5.0	3.0	1900	$5,199	$2.74	7d	1	1.27mi
396 62nd St Oakland, CA	3.0	2.0	2126	$8,950	$4.21	45d	1	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $650,000 Active 262 DOM
2. 2026-06-18
   days on market $650,000 Active 259 DOM
3. 2026-06-17
   days on market $650,000 Active 258 DOM
4. 2026-06-16
   days on market $650,000 Active 257 DOM
5. 2026-06-15
   days on market $650,000 Active 256 DOM
6. 2026-06-13
   days on market $650,000 Active 254 DOM
7. 2026-06-13
   days on market $650,000 Active 253 DOM
8. 2026-06-09
   days on market $650,000 Active 250 DOM
9. 2026-06-08
   days on market $650,000 Active 249 DOM
10. 2026-06-07
    days on market $650,000 Active 248 DOM
11. 2026-06-04
    days on market $650,000 Active 245 DOM
12. 2026-06-03
    days on market $650,000 Active 244 DOM
13. 2026-06-02
    days on market $650,000 Active 243 DOM
14. 2026-06-01
    days on market $650,000 Active 242 DOM
15. 2026-05-31
    days on market $650,000 Active 241 DOM
16. 2026-05-13
    price $650,000 714-char remark

    Show marketing remark (714 chars)

    This inviting fourplex features 2,486 sq ft of living space on a 4,346 sq ft lot, offering both solid income potential and an attractive lifestyle setting. The spacious lot allows for creative outdoor uses, whether shared garden space, patios, or private retreats. Ideally located near San Pablo Park, a community favorite with open fields, playgrounds, tennis courts, and vibrant gathering areas, the property provides residents with direct access to recreation and neighborhood charm. Local cafés, shops, and transit options are all close by, with downtown Berkeley and the UC campus just a short trip away. This is a rare opportunity to own a well-scaled multi-unit property in a prime Berkeley location.

17. 2025-12-10
    price $850,000 714-char remark

    Show marketing remark (714 chars)

    This inviting fourplex features 2,486 sq ft of living space on a 4,346 sq ft lot, offering both solid income potential and an attractive lifestyle setting. The spacious lot allows for creative outdoor uses, whether shared garden space, patios, or private retreats. Ideally located near San Pablo Park, a community favorite with open fields, playgrounds, tennis courts, and vibrant gathering areas, the property provides residents with direct access to recreation and neighborhood charm. Local cafés, shops, and transit options are all close by, with downtown Berkeley and the UC campus just a short trip away. This is a rare opportunity to own a well-scaled multi-unit property in a prime Berkeley location.

18. 2025-10-02
    listed $1,085,000 Active 714-char remark

    Show marketing remark (714 chars)

    This inviting fourplex features 2,486 sq ft of living space on a 4,346 sq ft lot, offering both solid income potential and an attractive lifestyle setting. The spacious lot allows for creative outdoor uses, whether shared garden space, patios, or private retreats. Ideally located near San Pablo Park, a community favorite with open fields, playgrounds, tennis courts, and vibrant gathering areas, the property provides residents with direct access to recreation and neighborhood charm. Local cafés, shops, and transit options are all close by, with downtown Berkeley and the UC campus just a short trip away. This is a rare opportunity to own a well-scaled multi-unit property in a prime Berkeley location.

ⓘ 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: $8,215 · $685/mo
• Projected year-2 tax: $8,215 · $685/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $227,772
• − Mortgage interest: −$36,410
• − Property taxes: −$8,215
• − Insurance: −$3,250
• − Repairs & maintenance: −$18,222
• − Management: −$18,222
• − Depreciation: −$18,909
• Taxable income: $124,544
• Est. tax owed @ 24.0%: −$29,891
• After-tax cash flow: $97,680/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): 17,635
• Household income: $99,775
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1183.0

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 0.71)
• Race & ethnicity: White 48% Black 15% Asian 14% Two or more races 13% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 8% 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: ▼ -1257.77%
• Current HPI: 327.4724
• Rent YoY: ▲ 3.65%
• 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

-40.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $650,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-10 Price Changed $850,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-02 Listed $1,085,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.6%/yr

Latest (2025): $8,215 · +21.4% YoY. Source: county tax records.