Duplex with Detached
For Sale
$1,000,000
1520-1522 Francisco St, Berkeley, CA 94703
MULTI_FAMILY - Berkeley, CA
Property Size1,405 SF
Lot Size0.13 Acres
Price / SF$711.74
Days on Market77
Property Features for 1520-1522 Francisco St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage
Exterior features
Back Yard
Appliances
Dryer, Washer
Subdivision
North Berkeley
Lot features
Rectangular Lot
Directions
Sacramento St to Francisco St.
Standard status
Active
APN
58215026
Size
1,405 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Ceiling Fan(s)
Water source
Public
Building Details
Year built
1942
Number of units
2
Flooring type
Wood, Tile
Building materials
Stucco
Listing Agency:
Redfin
(877) 973-3346
Listed By:
Lin Shao · License #02038131
(925) 393-8177
Added: Jun 12
Changed: Aug 18
Last Checked: Aug 27 at 9:06AM
MLS# 41138211
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex consists of two identical, flipped floor plans, each configured as 1 bedroom and 1 bathroom. The property also benefits from a detached garage that provides secure parking and additional storage, along with access to street parking. Per the seller’s remarks, each unit has a Home Energy Score of 10, with Unit 1520 and Unit 1522 both listed at 10.
Located in Berkeley (Alameda County), the property is described as having quick, easy access to public transportation and convenient commuting throughout the Bay Area, including San Francisco. The remarks also note proximity to local shops and dining, with access to the city’s broader amenities.
For buyers, the layout supports flexibility between ownership use and rental income. With one unit currently tenant-occupied and the other vacant, the duplex can accommodate an owner-occupant move-in right away, or provide an investor the option to renovate or upgrade the vacant unit. The two matching units are designed to offer consistent functionality across the property, supported by the detached garage and storage benefits for day-to-day tenant needs.
Located in Berkeley (Alameda County), the property is described as having quick, easy access to public transportation and convenient commuting throughout the Bay Area, including San Francisco. The remarks also note proximity to local shops and dining, with access to the city’s broader amenities.
For buyers, the layout supports flexibility between ownership use and rental income. With one unit currently tenant-occupied and the other vacant, the duplex can accommodate an owner-occupant move-in right away, or provide an investor the option to renovate or upgrade the vacant unit. The two matching units are designed to offer consistent functionality across the property, supported by the detached garage and storage benefits for day-to-day tenant needs.
Key Highlights
- Charming Berkeley duplex built in 1942 with 2 identical 1 bd/1 bth units
- Unit 1520 and Unit 1522 share flipped floor plans designed to maximize space and utility
- One unit is currently tenant‑occupied while the other unit is vacant
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,887
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$637,740
$637.7K
Cap Rate 7%
$455,529
$455.5K
Cap Rate 9%
$354,300
$354.3K
Market Conditions
NOI Build-Up for 1,405 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$48.1K $34.20/SF
− Vacancy
−$2.5K −$1.78/SF
EGI
$45.6K $32.42/SF
− OpEx
−$13.7K −$9.73/SF
NOI
$31.9K $22.70/SF
Area
Berkeley, CA
Vacancy
5.20%
Lease Rate
$34.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$637,740
Cap Rate 7%
$455,529
Cap Rate 9%
$354,300
Alternative Uses
Best Use
Multifamily LT 5
$455.5K
$398.6K – $531.5K
NOI $31,887 @ 7.0% cap · market cap 3.19%
Second Best
Apartment 5plus
$398.9K
$349.1K – $465.4K
NOI $27,926 @ 7.0% cap · market cap 2.79%
Theoretical Best
Specialty Retail
$543.4K
$475.5K – $633.9K
NOI $38,036 @ 7.0% cap · market cap 3.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,314
Businesses Nearby
Explore this area
Business Placement
Demographics for 94703, CA
20,805
Population
9,654
Households
2.2
Avg Household Size
37
Median Age
71%
College-Educated
95%
High-School Grad
1.3 sq mi
ZIP Area
16,004
Density / Sq Mi
$108,922
Median Household Income
$66,261
Median Earnings
$2,257
Median Rent
$1,273,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two identical 1-bed, 1-bath units with a detached garage; one unit is tenant-occupied and one is vacant.
Where is this duplex located?
The property is located at 1520-1522 Francisco St Berkeley, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Charming Berkeley duplex built in 1942 with 2 identical 1 bd/1 bth units; Unit 1520 and Unit 1522 share flipped floor plans designed to maximize space and utility; One unit is currently tenant‑occupied while the other unit is vacant
