Top-and-Bottom
For Sale
$595,000
642 Douglas AVE, Oakland, CA 94603
MULTI_FAMILY - OAKLAND, CA
Property Size1,514 SF
Lot Size0.11 Acres
Price / SF$392
Days on Market26
Property Features for 642 Douglas AVE
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
?
Bedrooms
4
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 3
Parking
3
Parking features
On Street
Security features
Security
Appliances
Countertop - Granite, Exhaust Fan, Oven Range - Gas, Refrigerator
Subdivision
Oakland Zip Code 94603
Standard status
Active
Size
1,514 SF
Lot size
0.11 Acres
Utilities
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1963
Number of units
2
Flooring type
Laminate, Hardwood, Tile, Carpet
Building materials
Wood Frame
Roof type
Flat
Listing Agency:
eXp Realty of California Inc
8885849427x119
Listed By:
Alexander Nichols · License #02020807
(650) 575-4069
Added: Jul 14
Changed: Aug 7
Last Checked: Aug 8 at 7:06AM
MLS# ML82053802
Copyright © 2026 MLS Listings, Inc. 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 turn-key Oakland duplex is laid out as two mirror-image, top-and-bottom units. The property offers four bedrooms and two bathrooms total, configured as two bedrooms and one bathroom per unit. The bottom unit has been freshly renovated, and the interior includes a fresh coat of paint and newly updated flooring, supporting ready-for-occupancy turnover.
The home is a wood frame structure with a flat roof and wall furnace heating. Flooring includes a mix of tile, laminate, carpet, and hardwood. Kitchen amenities listed include a gas oven range, refrigerator, granite countertop, and an exhaust fan. Water service is public, and parking is available on-street.
Set on a 0.1148-acre lot, the duplex was built in 1963 and has an overall size of 1,514 square feet. The location is described as central to Brookfield Village with access to I-880, Oakland International Airport, and the Coliseum, supporting convenient commuting for tenants.
The home is a wood frame structure with a flat roof and wall furnace heating. Flooring includes a mix of tile, laminate, carpet, and hardwood. Kitchen amenities listed include a gas oven range, refrigerator, granite countertop, and an exhaust fan. Water service is public, and parking is available on-street.
Set on a 0.1148-acre lot, the duplex was built in 1963 and has an overall size of 1,514 square feet. The location is described as central to Brookfield Village with access to I-880, Oakland International Airport, and the Coliseum, supporting convenient commuting for tenants.
Key Highlights
- Top‑and‑bottom duplex with two mirror‑image units and a freshly renovated bottom unit
- Four bedrooms and two bathrooms total, configured as two bedrooms and one bathroom per unit
- 0.1148‑acre lot and 1,514 SF total building size
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
$30,916
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
5.20%
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%
$618,320
$618.3K
Cap Rate 7%
$441,657
$441.7K
Cap Rate 9%
$343,511
$343.5K
Market Conditions
NOI Build-Up for 1,514 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
$47.2K $31.20/SF
− Vacancy
−$3.1K −$2.03/SF
EGI
$44.2K $29.17/SF
− OpEx
−$13.2K −$8.75/SF
NOI
$30.9K $20.42/SF
Area
ZIP 94603
Vacancy
6.50%
Lease Rate
$31.20 /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%
$618,320
Cap Rate 7%
$441,657
Cap Rate 9%
$343,511
Alternative Uses
Best Use
Multifamily LT 5
$441.7K
$386.5K – $515.3K
NOI $30,916 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$409.7K
$358.5K – $478.0K
NOI $28,681 @ 7.0% cap · market cap 4.82%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
535
Businesses Nearby
Explore this area
Business Placement
Demographics for 94603, CA
36,681
Population
11,199
Households
3.3
Avg Household Size
32
Median Age
15%
College-Educated
69%
High-School Grad
2.7 sq mi
ZIP Area
13,586
Density / Sq Mi
$71,086
Median Household Income
$37,025
Median Earnings
$1,838
Median Rent
$596,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Turn-key Oakland duplex featuring two mirror-image units with a freshly renovated bottom unit and updated interior finishes.
Where is this duplex located?
The property is located at 642 Douglas AVE Oakland, CA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Top‑and‑bottom duplex with two mirror‑image units and a freshly renovated bottom unit; Four bedrooms and two bathrooms total, configured as two bedrooms and one bathroom per unit; 0.1148‑acre lot and 1,514 SF total building size
