Duplex with Two Self-Contained
For Sale
$1,449,000
1009 - 1011 Froyd Rd, Concord, CA 94521
MULTI_FAMILY - Concord, CA
Property Size3,384 SF
Lot Size0.65 Acres
Price / SF$428.19
Days on Market48
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 1, Bedroom 5, Bedroom 4, Bedroom 6, Bathroom 3, Bathroom 2, Bedroom 2, Bedroom 3
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
Amenities
private fireplace
wrap-around deck
designer windows
epoxy garage floor
new appliances
remodeled bath
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: Aug 4
Last Checked: Aug 8 at 7:06AM
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 pairs two fully self-contained residences on a 0.65-acre lot. The main home at 1011 Froyd features four bedrooms and a fully redesigned chef’s kitchen with premium finishes and top-of-the-line appliances. The primary suite includes a private fireplace, panoramic views, and an oversized spa bathroom. Updates include new wide-plank flooring, designer windows, a fully upgraded electrical panel, and fresh designer paint, along with a finished garage with a new roof and epoxy floors. The exterior includes a brand-new wrap-around deck with new piers, plus front and back yard areas.
The second residence at 1009 Froyd is an independent two-bedroom, one-bath retreat with its own fireplace, private garage, remodeled bathroom, new appliances, upgraded electrical, new windows, and new wide-plank flooring. It also has new decks with new piers, a new roof, and fresh paint throughout. Both residences are described as permitted and turnkey.
Built in 1981 with wood siding, tile flooring, wall furnace gravity heating, central air cooling, and a composition roof, the property connects to public water and public sewer. The total property size is 3,384 square feet.
The second residence at 1009 Froyd is an independent two-bedroom, one-bath retreat with its own fireplace, private garage, remodeled bathroom, new appliances, upgraded electrical, new windows, and new wide-plank flooring. It also has new decks with new piers, a new roof, and fresh paint throughout. Both residences are described as permitted and turnkey.
Built in 1981 with wood siding, tile flooring, wall furnace gravity heating, central air cooling, and a composition roof, the property connects to public water and public sewer. The total property size is 3,384 square feet.
Key Highlights
- 0.65‑acre lot with 3,384 SF total building area
- Main residence at 1011 Froyd: four bedrooms and fully redesigned chef’s kitchen
- Primary suite at 1011 Froyd with private fireplace and oversized spa 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
4.00%
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 4.00%
Second Best
Apartment 5plus
$766.9K
$671.0K – $894.7K
NOI $53,681 @ 7.0% cap · market cap 3.70%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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
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 - Completely transformed duplex featuring central air, redesigned interiors, and independent living between two residences.
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 $1,449,000.
What are key features of this property?
This property features: 0.65‑acre lot with 3,384 SF total building area; Main residence at 1011 Froyd: four bedrooms and fully redesigned chef’s kitchen; Primary suite at 1011 Froyd with private fireplace and oversized spa bathroom
