Multifamily Property With
For Sale
$1,049,000
1152-1156 Francisco St, Berkeley, CA 94702
Vacant residential compound with a duplex, detached cottage, garage, outdoor areas, and substantial off-street parking.
Property Size1,957 SF
Price / SF$536.02
Days on Market9
Property Features for 1152-1156 Francisco St
General Information
Standard status
Active
Size
1,957 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Additional Details
Public Transit
Yes
Amenities
Patios
garden areas
raised vegetable bed
bike-storage sheds
separate laundry room
Building Details
Year Built
1921
Buildings
2
Listing Agency:
KW Advisors East Bay
(415) 446-8591
Listed By:
Declan Spring · License #01398898
(415) 446-8591
Source:
Exitrealty
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 29 at 7:13AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW Advisors East Bay
Investment Insights
Based on property information with market context.
Located at 1152-1156 Francisco St in Berkeley, this 1921 multifamily property includes a duplex and a separate accessory dwelling unit on an oversized lot. The two duplex residences each contain 2 bedrooms and 1 bathroom. The detached 1-bedroom, 1-bath ADU adds an updated kitchen and its own laundry room, creating three distinct living spaces within the property.
Outdoor and support improvements include patios, garden areas, a raised vegetable bed, bike-storage sheds, and abundant off-street parking. A detached two-car garage provides covered parking along with additional storage or project space. The property is fully vacant and measures 1,957 square feet.
The site is 0.6 miles from North Berkeley BART, four blocks from Cedar Rose Park, and three blocks from Acme Bread. Monterey Market, cafes, shops, restaurants, and the Ohlone Greenway are also nearby. Walk Score is 94 and Bike Score is 100.
Outdoor and support improvements include patios, garden areas, a raised vegetable bed, bike-storage sheds, and abundant off-street parking. A detached two-car garage provides covered parking along with additional storage or project space. The property is fully vacant and measures 1,957 square feet.
The site is 0.6 miles from North Berkeley BART, four blocks from Cedar Rose Park, and three blocks from Acme Bread. Monterey Market, cafes, shops, restaurants, and the Ohlone Greenway are also nearby. Walk Score is 94 and Bike Score is 100.
Key Highlights
- Duplex with two 2‑bedroom, 1‑bath units
- Separate 1‑bedroom, 1‑bath ADU with updated kitchen and separate laundry room
- 1,957‑square‑foot property built in 1921
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
$44,414
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
4.23%
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%
$888,280
$888.3K
Cap Rate 7%
$634,486
$634.5K
Cap Rate 9%
$493,489
$493.5K
Market Conditions
NOI Build-Up for 1,957 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
$66.9K $34.20/SF
− Vacancy
−$3.5K −$1.78/SF
EGI
$63.4K $32.42/SF
− OpEx
−$19.0K −$9.73/SF
NOI
$44.4K $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%
$888,280
Cap Rate 7%
$634,486
Cap Rate 9%
$493,489
Alternative Uses
Best Use
Multifamily LT 5
$634.5K
$555.2K – $740.2K
NOI $44,414 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$555.7K
$486.2K – $648.3K
NOI $38,897 @ 7.0% cap · market cap 3.71%
Theoretical Best
Specialty Retail
$756.9K
$662.3K – $883.0K
NOI $52,980 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,344
Businesses Nearby
Explore this area
Business Placement
Demographics for 94702, CA
17,637
Population
8,209
Households
2.1
Avg Household Size
39
Median Age
65%
College-Educated
95%
High-School Grad
1.3 sq mi
ZIP Area
13,567
Density / Sq Mi
$99,135
Median Household Income
$66,516
Median Earnings
$1,974
Median Rent
$1,168,200
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?
Multifamily property - Vacant residential compound with a duplex, detached cottage, garage, outdoor areas, and substantial off-street parking.
Where is this multifamily property located?
The property is located at 1152-1156 Francisco St Berkeley, CA.
What is the asking price?
The asking price for this property is $1,049,000.
What are key features of this property?
This property features: Duplex with two 2‑bedroom, 1‑bath units; Separate 1‑bedroom, 1‑bath ADU with updated kitchen and separate laundry room; 1,957‑square‑foot property built in 1921
