Duplex Property with
New
For Sale
$1,049,000
1152 Francisco St, Berkeley, CA 94702
Residential Income, Berkeley, CA
Property Size1,957 SF
Lot Size0.19 Acres
Price / SF$536.02
Days on Market2
Property Features for 1152 Francisco St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bedroom 4, Bedroom 5
Parking
4
Parking features
Side By Side, Parking Lot, Garage, Off Street
Security features
Security
Exterior features
Back Yard, Dog Run, Garden/Play, Storage, Entry Gate, Garden, Low Maintenance, Yard Space
Fencing
Chain Link, Fenced, Gate
Appliances
Tankless Water Heater
Subdivision
WESTBRAE
Lot features
Level, Back Yard, Garden, Paved
Standard status
Active
APN
58213017
Size
1,957 SF
Lot size
0.19 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
patios
garden areas
raised vegetable bed
bike-storage sheds
off-street parking
Building Details
Year built
1921
Flooring type
Carpet, Vinyl, Tile
Building materials
Stucco
Additional Structures
Kennel/Dog Run, Storage
Listing Agency:
KW Advisors East Bay · Keller Williams Realty
(510) 775-1079
Listed By:
Declan Spring · License #01398898
(415) 446-8591
Added: Aug 21
Last Checked: Aug 22 at 8:06AM
MLS# 41145814
Copyright © 2026 bridgeMLS. 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 vacant duplex property includes two residences, each with 2 bedrooms and 1 bathroom, plus a detached 1-bedroom, 1-bath ADU cottage. The accessory unit has an updated kitchen and its own laundry room. Combined building area is 1,957 square feet on a 0.1928-acre lot. Patios, landscaped yard areas, a raised vegetable bed, bike-storage sheds, and a dog run add usable outdoor space. A detached two-car garage provides covered parking and additional storage or project space, while off-street parking is also available. The property has public water and public sewer, stucco construction, tile, carpet, and vinyl flooring, and wall-furnace heating.
The Berkeley property is 0.6 miles from North Berkeley BART, 4 blocks from Cedar Rose Park, and 3 blocks from Acme Bread. Monterey Market, cafes, shops, restaurants, and the Ohlone Greenway are also nearby. The oversized lot may offer future development or expansion possibilities, subject to independent investigation.
The Berkeley property is 0.6 miles from North Berkeley BART, 4 blocks from Cedar Rose Park, and 3 blocks from Acme Bread. Monterey Market, cafes, shops, restaurants, and the Ohlone Greenway are also nearby. The oversized lot may offer future development or expansion possibilities, subject to independent investigation.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bathroom in each residence
- Detached 1‑bedroom, 1‑bath ADU cottage with updated kitchen and separate laundry room
- 1,957 square feet on a 0.1928‑acre lot
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
Property Profile
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?
Duplex - Separate cottage, garden areas, and off-street parking support flexible residential use.
Where is this duplex located?
The property is located at 1152 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: Two‑unit duplex with 2 bedrooms and 1 bathroom in each residence; Detached 1‑bedroom, 1‑bath ADU cottage with updated kitchen and separate laundry room; 1,957 square feet on a 0.1928‑acre lot
