Duplex with Detached
For Sale
$1,000,000
1520-1522 Francisco St, Berkeley, CA 94703
Residential Income, Berkeley, CA
Property Size1,405 SF
Lot Size0.13 Acres
Price / SF$711.74
Days on Market93
Property Features for 1520-1522 Francisco St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage
Exterior features
Back Yard
Appliances
Dryer, Washer
Subdivision
North Berkeley
Lot features
Rectangular Lot
Directions
Sacramento St to Francisco St
Standard status
Active
APN
58215026
Size
1,405 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Ceiling Fan(s)
Water source
Public
Amenities
garage
Building Details
Year built
1942
Number of units
2
Flooring type
Tile, Wood
Building materials
Stucco
Listing Agency:
Redfin
(877) 973-3346
Listed By:
Lin Shao · License #02038131
(925) 393-8177
Added: Jun 12
Changed: Sep 9
Last Checked: Sep 12 at 3:06PM
MLS# 41138211
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 1,405-square-foot duplex contains two matching one-bedroom, one-bath units. One residence is occupied by a tenant, while the second is vacant. Both units have a Home Energy Score of 10, and the property includes a detached garage that provides parking and storage. Wood and tile flooring, stucco construction, wall-furnace heating, ceiling fans, and washer and dryer appliances are among the documented features.
Built in 1942, the property occupies 0.1331 acres in Berkeley. Public water and public sewer serve the site, with additional street parking noted in the property information. Its location provides access to public transportation, local shops, dining, and connections throughout the Bay Area, including San Francisco.
Built in 1942, the property occupies 0.1331 acres in Berkeley. Public water and public sewer serve the site, with additional street parking noted in the property information. Its location provides access to public transportation, local shops, dining, and connections throughout the Bay Area, including San Francisco.
Key Highlights
- Two‑unit duplex with 1,405 square feet of property size
- Two matching 1 bd 1 bth units
- One unit tenant‑occupied; second unit 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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom, one-bath units provide a tenant-occupied residence alongside a vacant unit for immediate use.
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 1,405 square feet of property size; Two matching 1 bd 1 bth units; One unit tenant‑occupied; second unit vacant
