1010 Grayson, Berkeley, California 94710, Berkeley, 94710 - 2 bed, 1 bath
1010 Grayson
Berkeley, California 94710
Property Price
SUMMARY
Analysis of 1010 Grayson, Berkeley, California 94710 is currently available with a list price of $2,353,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Berkeley Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
While this property underwent an extensive, high-end remodel in 2000, making it 24 years old, the renovation timeline places it outside the 'Good' category's 5-15 year window. The visible kitchenette, though clean and functional, reflects early 2000s styling which is now considered outdated. Although major systems like radiant heating, mini-splits, and full AC are modern and well-maintained, and the overall property appears to be in good condition with regular upkeep, the age of the last major renovation suggests that the kitchens and bathrooms, in particular, would likely show signs of being stylistically outdated, even if durable. Therefore, it requires minor updates to align with current aesthetic standards.
PROSSTRENGTHS & OPPORTUNITIES
- Versatile Mixed-Use Potential
The property offers exceptional flexibility with dedicated office spaces on the first two floors and a separate 3rd-floor residence, explicitly designed for 'owner/user plus rental income potential' in a desirable West Berkeley location.
- Extensive High-End Renovation
A comprehensive remodel in 2000 included 'very high-end finishes' such as new siding, doors, windows, kitchens, custom closets, and metal work, indicating significant investment in quality and durability.
- Modern Comfort Systems
Equipped with radiant heating, mini-splits, and full AC, the property offers advanced climate control, ensuring year-round comfort for all occupants, a notable upgrade for a 1905 build.
CONSRISKS & DEFICIENCIES
- Limited Official Bathroom Count
The property is officially listed with only 1 bathroom, which is notably low for a 3867 sqft multi-level property designed for both residential and commercial use, potentially requiring additional investment for bathroom expansion.
- Age of Primary Renovation
While high-end, the major remodel was completed in 2000. Some finishes and systems, though well-maintained, may be approaching an age where aesthetic or functional updates could be desired by a new owner to align with current trends.
- High Price Point
The list price of $2.353 million places this property in a premium market segment, which, despite its unique offerings, may limit the pool of prospective buyers to those with substantial financial capacity.
About 1010 Grayson
Very rare exquisitely remodeled West Berkeley gem with owner/user plus rental income potential. Extensively remodeled in 2000 with very high-end finishes..siding, doors, windows, kitchens, stairs, metal work, custom closets, radiant heating, mini-splits, full AC, etc. Current owner once occupied ground floor with her law firm, she rented the second floor offices to other attorneys and therapists, and remodeled the third floor residence. No expense was spared. Huge yard with a 20' concrete fountain, native planting, espalier fruit trees, large garden beds, patio seating, and more. Grnd Fl: Entry, reception, 4 offices, kitchen, full bath, huge garden. 2nd Fl: Reception, 5 offices, kitchenette, half bath, huge deck. 3rd Fl residence: 3 bedrooms, large living room and kitchen, deck. Attic has potential.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1905
- Lot Size
- 4,500 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Berkeley Unified Schools
Malcolm X Elementary School
Grades K-5 • 0.9 mi
Washington Elementary School
Grades K-5 • 1.2 mi
Jefferson Elementary School
Grades K-5 • 1.6 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 25% |
| Baths | 1.0 | 2.0 | 25% |
| Square foot | 3,867 | 1,508 | 92% |
| Lot Size | 4,500 | 4,420 | 58% |
| Price | $2.35M | $1.31M | 92% |
| Price per sq ft | $608 | $932 | 17% |
| Built year | 1905 | 1923 | 25% |
| HOA | $0 | $0 | 50% |
| Days on market | 151 | 134 | 67% |
Pricing History
Listed for Sale
Oct 7, 2025
$2,353,000
Initial Listing