Renovated Two-Residence
For Sale
$1,374,000
1009 - 1011 Froyd Rd, Concord, CA 94521
Residential Income, Concord, CA
Property Size3,384 SF
Lot Size0.65 Acres
Price / SF$406.03
Days on Market93
Property Features for 1009 - 1011 Froyd Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 3, Bedroom 6, Bedroom 5, Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 4
Exterior features
Back Yard, Front Yard
Subdivision
Dana Farms
Lot features
2 Houses / 1 Lot, Sloped Up
Directions
GPS
Standard status
Active
APN
1212100174
Size
3,384 SF
Lot size
0.65 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace, Gravity
Cooling system
Central Air
Water source
Public
Building Details
Year built
1981
Number of units
2
Flooring type
Tile
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Radius Agent Realty
(415) 917-1921
Listed By:
Roger Lopez · License #02015346
(510) 672-6513
Added: Jun 22
Changed: Sep 16
Last Checked: Sep 22 at 3:06PM
MLS# 41139195
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 property includes two self-contained residences totaling 3,384 square feet on a 0.65-acre lot. The primary home offers four bedrooms, a redesigned kitchen, a fireplace-equipped suite, a spa-style bathroom, wide-plank flooring, updated windows, upgraded electrical service, and a wraparound deck. Its garage has a newer roof and epoxy flooring.
The second residence provides two bedrooms and one bathroom, along with a fireplace, private garage, remodeled bathroom, updated appliances, electrical improvements, replacement windows, wide-plank flooring, decks, and a newer roof. Both homes feature fresh interior paint and exterior outdoor areas. Constructed in 1981, the property is served by public water and public sewer, with central air and wall furnace heating.
The second residence provides two bedrooms and one bathroom, along with a fireplace, private garage, remodeled bathroom, updated appliances, electrical improvements, replacement windows, wide-plank flooring, decks, and a newer roof. Both homes feature fresh interior paint and exterior outdoor areas. Constructed in 1981, the property is served by public water and public sewer, with central air and wall furnace heating.
Key Highlights
- Two self‑contained residences totaling 3,384 square feet on 0.65 acres
- Primary residence includes 4 bedrooms and a redesigned kitchen
- Second residence offers 2 bedrooms and 1 bathroom
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
$57,937
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
4.22%
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%
$1,158,740
$1.2M
Cap Rate 7%
$827,671
$827.7K
Cap Rate 9%
$643,744
$643.7K
Market Conditions
NOI Build-Up for 3,384 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
$87.3K $25.80/SF
− Vacancy
−$4.5K −$1.34/SF
EGI
$82.8K $24.46/SF
− OpEx
−$24.8K −$7.34/SF
NOI
$57.9K $17.12/SF
Area
Concord, CA
Vacancy
5.20%
Lease Rate
$25.80 /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%
$1,158,740
Cap Rate 7%
$827,671
Cap Rate 9%
$643,744
Alternative Uses
Best Use
Multifamily LT 5
$827.7K
$724.2K – $965.6K
NOI $57,937 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$766.9K
$671.0K – $894.7K
NOI $53,681 @ 7.0% cap · market cap 3.91%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Explore this area
Business Placement
Demographics for 94521, CA
42,885
Population
16,083
Households
2.7
Avg Household Size
43
Median Age
44%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
4,421
Density / Sq Mi
$127,312
Median Household Income
$61,619
Median Earnings
$2,388
Median Rent
$823,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate homes feature upgraded interiors, private outdoor areas, and dedicated garage space.
Where is this duplex located?
The property is located at 1009 - 1011 Froyd Rd Concord, CA.
What is the asking price?
The asking price for this property is $1,374,000.
What are key features of this property?
This property features: Two self‑contained residences totaling 3,384 square feet on 0.65 acres; Primary residence includes 4 bedrooms and a redesigned kitchen; Second residence offers 2 bedrooms and 1 bathroom
