Score
0Berkeley, CA
995 Spruce St
795K
2 beds
2 baths
1,378 sqft
2 bd • 2 ba • 1,378 sf
This analysis was generated on 2/15/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$795,000
Price/Sq.Ft
$577
Year Built
1963
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Architectural Significance: Designed by John Hans Ostwald, this Mid-Century Modern home is a unique and well-preserved example of the era. The hexagonal design and redwood details are highly desirable features for architecture enthusiasts.
• View Property: The home offers captivating views of the San Francisco Bay and City Lights, adding significant value and appeal. View properties in Berkeley command a premium, often 10-20% higher than comparable homes without views.
• Flexible Living Space: The entry-level offers flexible living space that can be used as a primary suite, guest quarters, or home office, providing versatility to suit different needs. This adds potential value, as home offices are increasingly desirable.
• Good Schools: The property is located near well-regarded public schools, including Cragmont Elementary (7/10), Willard Middle School (8/10), and Berkeley High School (8/10). Proximity to good schools is a major selling point in Berkeley.
The Bad
• Extreme Air Quality Risk (9/10): With 16 bad air days per year, air quality is a significant concern. This is substantially worse than other parts of the Bay Area, where bad air days average around 5-10 annually. This can impact outdoor activities and require investment in air purification systems.
• Moderate Fire Risk (3/10): While not as severe as higher-risk areas, a moderate fire risk still requires attention to defensible space and appropriate insurance coverage. The estimated insurance cost is $2862/year, which is higher than the California average of $1,200/year.
• Older Home (Built in 1963): The age of the home means potential for outdated systems (plumbing, electrical) and the possibility of needing significant renovations. Homes built before 1978 also have a higher chance of containing lead-based paint.
• Limited Information: The listing lacks detailed room descriptions, making it difficult to assess the layout and functionality of the space.
The Ugly
• Potential Renovation Costs: While the property boasts original details, significant updates may be needed to modernize the home. Updating electrical and plumbing systems in a home of this age can easily cost $30,000-$50,000.
• Hillside Location Concerns: Hillside properties in Berkeley are susceptible to landslides and foundation issues. A comprehensive geological survey is highly recommended, which could cost $3,000-$5,000.
• High Cost of Ownership: Even at the listed price, property taxes in Berkeley are substantial. Factoring in estimated insurance ($2862/year), the total monthly housing cost could be considerable.
• Single Forced Air System with None: The property only has a forced air system. This could lead to inconsistent heating and cooling throughout the home and higher energy bills.
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Original
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Mid-Century Modern Architecture Enthusiasts: The unique hexagonal design, exposed redwood rafters, and preserved period details provide a rare opportunity to own a piece of architectural history.
• Buyers Seeking Flexible Living Space: The entry-level features a flexible living space that can be adapted as a primary suite, guest quarters, or home office, offering versatility to suit individual needs.
• Individuals Who Value Views and Outdoor Space: The property features captivating San Francisco Bay and City Lights views, a wrap-around balcony, and a terraced backyard, providing ample opportunities to enjoy the outdoors.
• Buyers Comfortable with a Moderate Fire Risk: The property has a moderate fire risk (3/10), which requires an understanding of fire safety measures and the potential for increased insurance costs.
Not For
• Buyers Sensitive to Air Quality: With an extreme air quality risk (9/10) and an average of 16 bad air days per year, those with respiratory issues may find this location challenging.
• Buyers Seeking a Turnkey Property: While the home has many original features, it may require updates and renovations to meet modern standards and personal preferences.
• Buyers Who Need Ample Indoor Living Space: At 1,378 sqft, the home may not be suitable for those seeking a large, spacious home.
• Buyers Seeking Low Monthly Expenses: Considering property taxes, insurance, and potential renovation costs, this property may not be ideal for buyers on a strict budget.
Demographics
Area Median Income
$182,603
Property History
Price History
Ownership Timeline
$0Financed
Nov 1, 2012Anne P FoleyAnne P Foley
Intrafamily Transfer
Non-Arm's Length Transactions
Property Taxes
$4,846
2024 Tax Assessment
4.1%from previous year
Assessed Value$111,051
Tax Rate4.36%
Sunlight Analysis
Visualize how sunlight affects this property throughout the day and year.
Sunlight Analysis
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Risk Assessment
Climate Risks
airSEVERE
16 bad air quality days per year
heatMINIMAL
6 extreme heat days per year
98th percentile: 82°F
fireMINIMAL
Insurance: Recommended
floodMINIMAL
FEMA Zone: Minimal Risk Area
Insurance: Optional
windMINIMAL
Insurance: Optional
Risk Analysis
• High Air Quality Risk (9/10): This could lead to health concerns and necessitate air filtration systems, adding to the cost of living. The 16 bad air days per year may require staying indoors.
• Moderate Fire Risk (3/10): While not the highest risk, it still warrants careful consideration of fire safety measures and adequate insurance coverage. The estimated insurance is $2862/year.
• Age of the Property (Built in 1963): Older homes may have hidden issues like outdated plumbing, electrical systems, and potential asbestos or lead paint concerns, requiring costly repairs or upgrades.
• Hillside Location: Hillside properties can have foundation issues and potential for landslides. A thorough geological inspection is recommended.
• Renovation Costs: Updating the original features and systems can be expensive, potentially exceeding the budget of some buyers.
Insurance
Annual Cost
$2,862
$239 per month
Cost & Affordability
Monthly Costs
Breakdown of estimated monthly expenses for this property
Monthly Payment
$0
* Estimated at 1% of home value annually. Actual costs may vary.
Not Included in Estimate
• Utilities (electricity, gas, water, internet)
• Home improvements and upgrades
• Landscaping and yard maintenance
• Pest control and home services
• Emergency repairs and replacements
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20.0% of purchase price
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$795 monthly
$239 monthly
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Schools
Financials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow®$2,560
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$795,000
Price/sqft
$577
Layout
2 bd•2 ba
Days on market
10 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,656,667
52.0%
Your price is 52.0% below average
Median Price
$1,640,000
51.5%
Based on 6 recent sales
Price per Sq.Ft
$1,146
49.7%
Your price is 49.7% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 740 Keeler Avenue, Berkeley, CA 94708 | $1,560,000 | 1,526 | 3 | 2 | $1,02277.2% | 2/11/2025 |
| 1032 Keith Avenue, Berkeley, CA 94708 | $1,640,000 | 1,554 | 3 | 2 | $1,05582.9% | 2/11/2025 |
| 301 Vermont Ave, Berkeley, CA 94707 | $1,770,000 | 1,301 | 2 | 2 | $1,360135.8% | 1/16/2025 |
| 301 Vermont Avenue, Berkeley, CA 94707 | $1,770,000 | 1,301 | 2 | 2 | $1,360135.8% | 1/15/2025 |
| 740 Keeler Ave, Berkeley, CA 94708 | $1,560,000 | 1,526 | 3 | 2 | $1,02277.2% | 1/16/2025 |
| 1032 Keith Avenue, Berkeley, CA 94708 | $1,640,000 | 1,554 | 3 | 2 | $1,05582.9% | 1/16/2025 |
740 Keeler Avenue, Berkeley, CA 94708
Price: $1,560,000
Sq.Ft: 1,526
Beds/Baths: 3/2
$/Sq.Ft:
$1,02277.2%
Sale Date: 2/11/2025
1032 Keith Avenue, Berkeley, CA 94708
Price: $1,640,000
Sq.Ft: 1,554
Beds/Baths: 3/2
$/Sq.Ft:
$1,05582.9%
Sale Date: 2/11/2025
301 Vermont Ave, Berkeley, CA 94707
Price: $1,770,000
Sq.Ft: 1,301
Beds/Baths: 2/2
$/Sq.Ft:
$1,360135.8%
Sale Date: 1/16/2025
301 Vermont Avenue, Berkeley, CA 94707
Price: $1,770,000
Sq.Ft: 1,301
Beds/Baths: 2/2
$/Sq.Ft:
$1,360135.8%
Sale Date: 1/15/2025
740 Keeler Ave, Berkeley, CA 94708
Price: $1,560,000
Sq.Ft: 1,526
Beds/Baths: 3/2
$/Sq.Ft:
$1,02277.2%
Sale Date: 1/16/2025
1032 Keith Avenue, Berkeley, CA 94708
Price: $1,640,000
Sq.Ft: 1,554
Beds/Baths: 3/2
$/Sq.Ft:
$1,05582.9%
Sale Date: 1/16/2025
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