Duplex with Private
For Sale
$1,298,000
5252-5250 Norma Way, Livermore, CA 94550
Two self-contained units offer private outdoor areas, in-unit laundry, and separate garage access.
Property Size2,266 SF
Price / SF$572.82
Days on Market58
Property Features for 5252-5250 Norma Way
General Information
Standard status
Active
Size
2,266 SF
Total Parking Spaces
2
Property subtype
Residential Income / DUPLEX
Units
Unit Mix
1 x 2BR/1BA (~1000 sq ft), 1 x 3BR/2BA (~1266 sq ft)
Multifamily Units
2
Amenities
washer and dryer
central heat and air conditioning
dual pane windows
low maintenance front yard
private backyards
Central Air, Forced Air 1 Zone
Building Details
Year Built
1970
Listing Agency:
Luxicor Real Estate
(925) 980-3561
Listed By:
Linda Futral · License #01257605
(925) 980-3561
Source:
Compass
Added: Jul 6
Changed: Aug 30
Last Checked: Aug 31 at 10:05PM
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 Luxicor Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two independent residences, including a ~1000 sq ft two-bedroom, one-bath unit and a ~1266 sq ft three-bedroom, two-bath unit. Each residence includes a full-size washer and dryer, newer central heat and air conditioning, dual-pane windows, and its own private backyard. Garage accommodations include one attached garage and one detached garage positioned near the front door.
The property is located at 5252-5250 Norma Way in Livermore, CA 94550. Built in 1970, the building also features a low-maintenance front yard and separate, self-contained living spaces that support privacy between the two units.
The property is located at 5252-5250 Norma Way in Livermore, CA 94550. Built in 1970, the building also features a low-maintenance front yard and separate, self-contained living spaces that support privacy between the two units.
Key Highlights
- Two‑unit duplex with ~1000 sq ft 2 bed 1 bath and ~1266 sq ft 3 bed 2 bath residences
- Private backyard provided for each unit
- Full‑size washer and dryer inside each unit
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
$76,059
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
5.86%
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%
$1,521,180
$1.5M
Cap Rate 7%
$1,086,557
$1.1M
Cap Rate 9%
$845,100
$845.1K
Market Conditions
NOI Build-Up for 2,266 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
$115.6K $51.00/SF
− Vacancy
−$6.9K −$3.05/SF
EGI
$108.7K $47.95/SF
− OpEx
−$32.6K −$14.39/SF
NOI
$76.1K $33.57/SF
Area
Alameda County, CA
Vacancy
5.98%
Lease Rate
$51.00 /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%
$1,521,180
Cap Rate 7%
$1,086,557
Cap Rate 9%
$845,100
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$950.7K – $1.27M
NOI $76,059 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$468.9K
$410.3K – $547.1K
NOI $32,825 @ 7.0% cap · market cap 2.53%
Theoretical Best
Retail
$10.33M
$9.04M – $12.05M
NOI $723,141 @ 7.0% cap · market cap 55.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
Explore this area
Business Placement
Demographics for 94550, CA
49,959
Population
18,390
Households
2.7
Avg Household Size
42
Median Age
56%
College-Educated
96%
High-School Grad
272.0 sq mi
ZIP Area
184
Density / Sq Mi
$177,218
Median Household Income
$88,646
Median Earnings
$2,681
Median Rent
$1,146,700
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 - Two self-contained units offer private outdoor areas, in-unit laundry, and separate garage access.
Where is this duplex located?
The property is located at 5252-5250 Norma Way Livermore, CA.
What is the asking price?
The asking price for this property is $1,298,000.
What are key features of this property?
This property features: Two‑unit duplex with ~1000 sq ft 2 bed 1 bath and ~1266 sq ft 3 bed 2 bath residences; Private backyard provided for each unit; Full‑size washer and dryer inside each unit
