1825 Highland Pl #1829 · Berkeley, CA 94709

$550,000

1 bd · 1.0 ba · 726 sqft · Condo public records · 19 Days on market

Built 1950 $234/mo HOA · 9% of rent

---

Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.7/10.0
• Cash flow +4.4/30.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Amazing opportunity right next to campus! 1 bedroom, 1 bathroom with in unit laundry. Hardwood floors and vintage tile in bathroom. New laundry and refrigerator. Rare opportunity for Cal access with 2 parking spots included. Listen to the Greek theater performance from the back deck!

Key facts

• 2 parking spots
• New laundry
• New refrigerator

Tags

• IN UNIT LAUNDRY
• HARDWOOD FLOORS
• VINTAGE TILE
• NEW LAUNDRY
• NEW REFRIGERATOR
• 2 PARKING SPOTS

Property features AI

Finance

• HOA & community: Monthly association fee (includes reserves); Association amenities: gated

Exterior

• Parking: Attached garage; Below-building parking; Garage faces front; Covered parking (1 space) and 2 spaces per unit noted
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Built in 1950
• Construction: Stucco siding; Composition roof
• Exterior features: Back yard; Patio and deck; Entry gate; Fenced yard; Rectangular lot

Interior

• Kitchen: Gas range; Refrigerator; Eat-in kitchen; Tile countertops
• Bedrooms: 3 total rooms (includes eat-in kitchen and living room)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Hardwood and tile flooring; Main entry at street level
• Laundry & utility: Stacked washer and dryer included; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (46.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (51.5% below list).
• Recommended offer: $267k (51.5% below list) — sets the bar for 1% rule.
• Cap rate 3.2% 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 (+2.3%/yr); 34 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• This rent runs 36% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($4k loan paydown + $18k appreciation (3.4% local appreciation)).
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $266,613 (51.5% 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. Built in 1950 — 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. 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: 0.48% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.21%
• DSCR: 0.50
• GRM: 17.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.35% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-17,233
• Equity at exit: $258,057

10-year hold

• IRR: 2.1%
• Equity multiple: 1.34×
• Total profit: $52,162
• Equity at exit: $406,267

Cash invested: $154,000 (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 94709

• Home prices YoY: 1.2%
• Rents YoY: 2.3%
• Active inventory: 34
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$229
• HOA: −$234
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-1,439

Break-even live

Break-even rent $4,487

Max offer price $295,820

Occupancy floor —

Sensitivity live

Price	-10% $-1,128	-5% $-1,283	+0% $-1,439	+5% $-1,595	+10% $-1,750
Rent	-10% $-1,649	-5% $-1,544	+0% $-1,439	+5% $-1,334	+10% $-1,228
Rate	-1.0pp $-1,162	-0.5pp $-1,299	base $-1,439	+0.5pp $-1,581	+1.0pp $-1,726

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Ridge Rd Berkeley, CA	1.0	1.0	675	$2,550	$3.78	16d	2	0.20mi
2575 Le Conte Ave Unit 1 Berkeley, CA	—	1.0	404	$2,050	$5.07	6d	1	0.20mi
1865 Euclid Ave Berkeley, CA	2.0	1.0	610	$4,295	$7.04	0d	1	0.22mi
1799 Euclid Ave Berkeley, CA	—	1.0	598	$2,495	$4.17	0d	1	0.22mi
1820 Euclid Ave Apt 12 Berkeley, CA	—	1.0	400	$2,000	$5.00	19d	1	0.25mi
1820 Euclid Ave Unit 1826 Berkeley, CA	2.0	2.0	750	$3,700	$4.93	19d	1	0.25mi
1820 Euclid Ave Apt 11 Berkeley, CA	—	1.0	400	$2,000	$5.00	6d	1	0.25mi
2505 Virginia St Berkeley, CA	1.0	1.0	550	$2,495	$4.54	19d	1	0.28mi
2505 Virginia St Berkeley, CA	—	1.0	500	$2,295	$4.59	45d	1	0.28mi
2427 Hilgard Ave Berkeley, CA	2.0	1.0	670	$2,850	$4.25	16d	1	0.39mi
2309 Hearst Ave Unit 2311 Lower Unit Berkeley, CA	2.0	1.0	650	$2,650	$4.08	6d	1	0.42mi
1850 Arch St Berkeley, CA	2.0–3.0	1.0	1012	$3,895	$3.85	0d	3	0.46mi
2631 Durant Ave Berkeley, CA	2.0	1.0	510	$2,619	$5.14	45d	1	0.51mi
2255 Hearst Ave Berkeley, CA	1.0	1.0	563	$2,622	$4.66	4d	4	0.51mi
2319 College Ave Berkeley, CA	—	1.0	450	$2,295	$5.10	25d	1	0.52mi
2319 College Ave Berkeley, CA	2.0	1.0	500	$3,095	$6.19	45d	1	0.52mi
2510 Bancroft Way Berkeley, CA	2.0	1.0	469	$3,185	$6.79	0d	15	0.54mi
1786 Spruce St Berkeley, CA	1.0–2.0	1.0	745	$2,295	$3.08	5d	2	0.54mi
1800 Spruce St Berkeley, CA	1.0	1.0	675	$2,495	$3.70	23d	1	0.54mi
2525 Durant Ave Apt 1-6 Berkeley, CA	1.0	1.0	407	$2,800	$6.88	45d	1	0.54mi
2525 Durant Ave Apt 2-6 Berkeley, CA	—	1.0	407	$2,800	$6.88	45d	1	0.54mi
2525 Durant Ave Apt 3-8 Berkeley, CA	1.0	1.0	589	$3,005	$5.10	6d	1	0.54mi
1817 Oxford St Unit 18 Berkeley, CA	—	1.0	470	$2,195	$4.67	19d	1	0.55mi
1817 Oxford St Unit 8 Berkeley, CA	—	1.0	407	$2,075	$5.10	6d	1	0.55mi
1526 Arch St Unit 5 Berkeley, CA	—	1.0	500	$2,250	$4.50	23d	1	0.56mi
1773 Oxford St Berkeley, CA	2.0	1.0	678	$2,236	$3.30	16d	1	0.56mi
1773 Oxford St Berkeley, CA	2.0	1.0	678	$3,695	$5.45	45d	1	0.56mi
1773 Oxford St Unit 405 Berkeley, CA	2.0	1.0	678	$2,166	$3.19	19d	1	0.56mi
1773 Oxford St Unit 505 Berkeley, CA	2.0	1.0	678	$2,236	$3.30	19d	1	0.56mi
1773 Oxford St Unit 305 Berkeley, CA	2.0	1.0	678	$2,096	$3.09	19d	1	0.56mi
1773 Oxford St Unit 205 Berkeley, CA	2.0	1.0	678	$1,886	$2.78	19d	1	0.56mi
1725 Oxford St Berkeley, CA	1.0	1.0	550	$2,395	$4.35	19d	3	0.56mi
1717 Oxford St Berkeley, CA	—	1.0	600	$2,195	$3.66	25d	1	0.57mi
1817 Oxford St Unit 19 Berkeley, CA	2.0	1.0	671	$3,095	$4.61	0d	1	0.57mi
2538 Durant Ave Berkeley, CA	5.0	1.0–2.0	712	$1,603	$2.25	4d	1	0.57mi
2526 Durant Ave Berkeley, CA	1.0–2.0	1.0–2.0	666	$2,600	$3.90	4d	5	0.57mi
1633 Oxford St Unit C Berkeley, CA	1.0	1.0	500	$2,450	$4.90	6d	1	0.59mi
2500 Durant Ave Berkeley, CA	1.0–3.0	1.0–2.0	711	$2,945	$4.14	4d	6	0.60mi
2419 Durant Ave Apt 38 Berkeley, CA	2.0	1.0	725	$3,900	$5.38	19d	1	0.61mi
2419 Durant Ave Apt 21 Berkeley, CA	—	1.0	459	$2,800	$6.10	6d	1	0.61mi

HOA detail condo

• Monthly dues: $234 · $2,808/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-08
   listed $550,000 Active 284-char remark

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $4,180 · $348/mo
• Expected delta: +$1,808/yr (+$151/mo · 76.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥86°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: $31,994
• − Mortgage interest: −$30,809
• − Property taxes: −$2,372
• − Insurance: −$2,750
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − HOA: −$2,808
• − Depreciation: −$16,000
• Taxable loss: −$27,864
• Est. tax savings @ 24.0%: +$6,687
• After-tax cash flow: $-10,579/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): 12,146
• Household income: $89,054
• Rent vs Own: 75.7% rent · 24.3% own
• Severe rent burden: 1215.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Asian 28% Hispanic / Latino 10% Two or more races 7% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 27% · China, Canada, South Korea
• Languages at home: 64% English-only · Chinese 11% Other Indo-European 9% Spanish 6%

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: ▲ 3.35%
• Current HPI: 291.2313
• Rent YoY: ▲ 2.31%
• 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

+4.5% since first listed

3 events — show timeline

• 2026-06-17 Sold (MLS) $575,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-08 Listed $550,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.5%/yr

Latest (2025): $2,372 · +18.5% YoY. Source: county tax records.