Oakland Live/Work Duplex with
For Sale
$1,300,000
812 Lisbon Ave, Oakland, CA 94601
Live/work duplex with attached workshop in Oakland's Jingle Town.
Property Size2,500 SF
Price / SF$520
Days on Market138
Property Features for 812 Lisbon Ave
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$16,400
Building Details
Year Built
1977
Listing Agency:
Flat Rate Realty
(510) 890-8028
Listed By:
John Kirkish · License #02070987
Source:
Elliman
Added: Apr 15
Changed: Aug 15
Last Checked: Aug 29 at 2:05PM
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 Flat Rate Realty
Investment Insights
Based on property information with market context.
This versatile property in Oakland's Jingle Town neighborhood features a duplex and an attached 2,500 square foot workshop. The duplex includes two units: a bright, upstairs 2-bedroom, 1-bath unit and a roomy, downstairs 1-bedroom, 1-bath unit. Each unit offers over 900 square feet of well-maintained space with nearly new hardwood flooring. The attached workshop is suitable for various business ventures or rental income, and includes its own bathroom and shower. This space is ideal for warehouse, art studio, or workshop needs. The property is located in a friendly, close-knit neighborhood near Alameda, where 90% of residents are families. The top-rated Lazear Charter Academy is just a block away, and a shopping center with a grocery store, restaurants, Starbucks, and banks is two blocks away. Public transportation, BART, AC Transit, and Highway access are easily accessible. The property has a bike score of 50, making it bikeable, a walk score of 68, making it somewhat walkable, and a transit score of 58, indicating good transit.
Key Highlights
- Unique live/work duplex with attached 2,500 SF workshop.
- Two well‑maintained units: 2‑bed/1‑bath and 1‑bed/1‑bath, each over 900 SF with hardwood floors.
- Versatile workshop space suitable for business, art studio, warehouse, or rental income, including a bathroom and shower.
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
$57,336
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
4.41%
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%
$1,146,720
$1.1M
Cap Rate 7%
$819,086
$819.1K
Cap Rate 9%
$637,067
$637.1K
Market Conditions
NOI Build-Up for 2,500 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
$85.5K $34.20/SF
− Vacancy
−$3.6K −$1.44/SF
EGI
$81.9K $32.76/SF
− OpEx
−$24.6K −$9.83/SF
NOI
$57.3K $22.93/SF
Area
ZIP 94601
Vacancy
4.20%
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%
$1,146,720
Cap Rate 7%
$819,086
Cap Rate 9%
$637,067
Alternative Uses
Best Use
Multifamily LT 5
$819.1K
$716.7K – $955.6K
NOI $57,336 @ 7.0% cap · market cap 4.41%
Second Best
Office B
$781.7K
$684.0K – $912.0K
NOI $54,720 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$1.02M
$891.7K – $1.19M
NOI $71,332 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,148
Businesses Nearby
Explore this area
Business Placement
Demographics for 94601, CA
54,166
Population
17,454
Households
3.1
Avg Household Size
35
Median Age
24%
College-Educated
70%
High-School Grad
3.2 sq mi
ZIP Area
16,927
Density / Sq Mi
$66,651
Median Household Income
$37,765
Median Earnings
$1,651
Median Rent
$703,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Live/work duplex with attached workshop in Oakland's Jingle Town.
Where is this live-work space located?
The property is located at 812 Lisbon Ave Oakland, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Unique live/work duplex with attached **2,500 SF workshop**.; Two well‑maintained units: 2‑bed/1‑bath and 1‑bed/1‑bath, each over 900 SF with hardwood floors.; Versatile workshop space suitable for business, art studio, warehouse, or rental income, including a bathroom and shower.
