Updated Tudor Revival
For Sale
$1,995,000
2558 Hilgard Ave, Berkeley, CA 94709
Legal three-unit property with a lower-level in-law unit, period character, and flexible residential configurations.
Property Size4,760 SF
Price / SF$419.12
Days on Market53
Property Features for 2558 Hilgard Ave
General Information
Standard status
Active
Size
4,760 SF
Property subtype
Multi Family
Building Details
Year Built
1928
Listing Agency:
NORTHBRAE PROPERTIES
(510) 774-5927
Listed By:
Christian Thede · License #01335015
(510) 774-5927
Source:
Exitrealty
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 31 at 4:07PM
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 NORTHBRAE PROPERTIES
Investment Insights
Based on property information with market context.
Built in 1928, this legal triplex combines Tudor Revival architecture with substantial updates and a flexible interior arrangement. The property is described as functioning like a four-bedroom, three-bath residence, with a separate lower-level in-law unit. Hardwood floors, multiple fireplaces, updated kitchens and bathrooms, and a chef’s kitchen provide a mix of period character and contemporary utility. Natural light, Bay and city views, generous storage, workshop space, and two garages add practical value. The property also has a newer foundation with seismic upgrades and is sewer compliant.
Located at 2558 Hilgard Ave in Berkeley, the property is near UC Berkeley, BART, and the Gourmet District. Its legal triplex configuration supports a range of residential arrangements, including owner occupancy, multigenerational living, guest accommodations, or rental use as supported by the existing layout.
Located at 2558 Hilgard Ave in Berkeley, the property is near UC Berkeley, BART, and the Gourmet District. Its legal triplex configuration supports a range of residential arrangements, including owner occupancy, multigenerational living, guest accommodations, or rental use as supported by the existing layout.
Key Highlights
- Legal triplex with separate lower‑level in‑law unit
- 4,760 property size; built in 1928
- Tudor Revival design with hardwood floors and multiple fireplaces
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
$108,029
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
5.41%
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%
$2,160,580
$2.2M
Cap Rate 7%
$1,543,271
$1.5M
Cap Rate 9%
$1,200,322
$1.2M
Market Conditions
NOI Build-Up for 4,760 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
$162.8K $34.20/SF
− Vacancy
−$8.5K −$1.78/SF
EGI
$154.3K $32.42/SF
− OpEx
−$46.3K −$9.73/SF
NOI
$108.0K $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%
$2,160,580
Cap Rate 7%
$1,543,271
Cap Rate 9%
$1,200,322
Alternative Uses
Best Use
Multifamily LT 5
$1.54M
$1.35M – $1.80M
NOI $108,029 @ 7.0% cap · market cap 5.41%
Second Best
Apartment 5plus
$1.35M
$1.18M – $1.58M
NOI $94,609 @ 7.0% cap · market cap 4.74%
Theoretical Best
Specialty Retail
$1.84M
$1.61M – $2.15M
NOI $128,863 @ 7.0% cap · market cap 6.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,710
Businesses Nearby
Explore this area
Business Placement
Demographics for 94709, CA
12,514
Population
6,139
Households
2
Avg Household Size
29
Median Age
80%
College-Educated
96%
High-School Grad
0.7 sq mi
ZIP Area
17,877
Density / Sq Mi
$95,223
Median Household Income
$42,958
Median Earnings
$1,988
Median Rent
$1,240,500
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?
Triplex - Legal three-unit property with a lower-level in-law unit, period character, and flexible residential configurations.
Where is this triplex located?
The property is located at 2558 Hilgard Ave Berkeley, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Legal triplex with separate lower‑level in‑law unit; 4,760 property size; built in 1928; Tudor Revival design with hardwood floors and multiple fireplaces
