Duplex With Detached
For Sale
$1,000,000
1520-1522 Francisco St, Berkeley, CA 94703
Matching one-bedroom units offer a flexible combination of occupancy and owner-use options.
Property Size1,405 SF
Days on Market81
Property Features for 1520-1522 Francisco St
General Information
Standard status
Active
Size
1,405 SF
Total Parking Spaces
2
Property subtype
Multi Family Home
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Building Size
1,405 SF
Year Built
1942
Listing Agency:
Redfin
(925) 393-8177
Listed By:
Lin Shao · License #02038131
(925) 393-8177
Source:
Brucebaldwin
Added: Jun 12
Changed: Aug 30
Last Checked: Aug 31 at 5:10PM
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 Redfin
Investment Insights
Based on property information with market context.
Built in 1942, this duplex contains two matching floor plans, each with one bedroom and one bathroom. The units are separately identified as 1520 and 1522 Francisco Street, with a Home Energy Score of 10 for each residence. One unit is occupied by a tenant, while the second is vacant and available for immediate owner use or further improvement.
A detached garage provides on-site parking and storage, supplemented by street parking. The property is positioned near public transportation with access toward San Francisco and throughout the Bay Area, as well as nearby shops, dining, and Berkeley’s surrounding cultural amenities.
A detached garage provides on-site parking and storage, supplemented by street parking. The property is positioned near public transportation with access toward San Francisco and throughout the Bay Area, as well as nearby shops, dining, and Berkeley’s surrounding cultural amenities.
Key Highlights
- Two‑unit duplex with matching 1 bedroom, 1 bathroom floor plans
- Home Energy Score of 10 for both units
- One unit tenant‑occupied; the second unit is vacant
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
$31,887
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
3.19%
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%
$637,740
$637.7K
Cap Rate 7%
$455,529
$455.5K
Cap Rate 9%
$354,300
$354.3K
Market Conditions
NOI Build-Up for 1,405 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
$48.1K $34.20/SF
− Vacancy
−$2.5K −$1.78/SF
EGI
$45.6K $32.42/SF
− OpEx
−$13.7K −$9.73/SF
NOI
$31.9K $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%
$637,740
Cap Rate 7%
$455,529
Cap Rate 9%
$354,300
Alternative Uses
Best Use
Multifamily LT 5
$455.5K
$398.6K – $531.5K
NOI $31,887 @ 7.0% cap · market cap 3.19%
Second Best
Apartment 5plus
$398.9K
$349.1K – $465.4K
NOI $27,926 @ 7.0% cap · market cap 2.79%
Theoretical Best
Specialty Retail
$543.4K
$475.5K – $633.9K
NOI $38,036 @ 7.0% cap · market cap 3.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,314
Businesses Nearby
Explore this area
Business Placement
Demographics for 94703, CA
20,805
Population
9,654
Households
2.2
Avg Household Size
37
Median Age
71%
College-Educated
95%
High-School Grad
1.3 sq mi
ZIP Area
16,004
Density / Sq Mi
$108,922
Median Household Income
$66,261
Median Earnings
$2,257
Median Rent
$1,273,000
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 - Matching one-bedroom units offer a flexible combination of occupancy and owner-use options.
Where is this duplex located?
The property is located at 1520-1522 Francisco St Berkeley, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Two‑unit duplex with matching 1 bedroom, 1 bathroom floor plans; Home Energy Score of 10 for both units; One unit tenant‑occupied; the second unit is vacant
