Renovated
For Sale
$595,000
642 Douglas AVE, Oakland, CA 94603
Residential Income (2-4 units), OAKLAND, CA
Property Size1,514 SF
Lot Size0.11 Acres
Price / SF$392
Days on Market9
Property Features for 642 Douglas AVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
?
Bedrooms
4
Rooms
Bedroom 1, Bedroom 4, Bedroom 3, Bedroom 2
Parking
3
Parking features
On Street
Security features
Security
Appliances
Countertop - Granite, Exhaust Fan, Oven Range - Gas, Refrigerator
Subdivision
Oakland Zip Code 94603
Standard status
Active
Size
1,514 SF
Lot size
0.11 Acres
Utilities
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1963
Number of units
2
Flooring type
Tile, Laminate, Carpet, Hardwood
Building materials
Wood Frame
Roof type
Flat
Listing Agency:
eXp Realty of California Inc
8885849427x119
Listed By:
Alexander Nichols · License #02020807
(650) 575-4069
Added: Sep 14
Changed: Sep 17
Last Checked: Sep 22 at 5:06PM
MLS# ML82053802
Copyright © 2026 MLS Listings, Inc. 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 1,514-square-foot duplex contains two mirror-image units arranged across the upper and lower levels. Each unit includes 2 bedrooms and 1 bathroom, creating a total of 4 bedrooms and 2 bathrooms. The lower residence has undergone renovation, while fresh interior paint and updated flooring are present in the property. Features include granite countertops, a gas range, refrigerator, exhaust fan, mixed tile, laminate, hardwood, and carpet flooring, plus wall-furnace heating.
Built in 1963 on a 0.1148-acre lot, the property has a wood-frame structure, flat roof, public water service, and on-street parking. The address is near Brookfield Village, with access to I-880, Oakland International Airport, and the Coliseum.
Built in 1963 on a 0.1148-acre lot, the property has a wood-frame structure, flat roof, public water service, and on-street parking. The address is near Brookfield Village, with access to I-880, Oakland International Airport, and the Coliseum.
Key Highlights
- Duplex with two 2BR/1BA units in top‑and‑bottom configuration
- 1,514 square feet on a 0.1148‑acre lot
- Lower unit renovated with fresh paint and updated flooring
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
$30,916
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
5.20%
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%
$618,320
$618.3K
Cap Rate 7%
$441,657
$441.7K
Cap Rate 9%
$343,511
$343.5K
Market Conditions
NOI Build-Up for 1,514 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
$47.2K $31.20/SF
− Vacancy
−$3.1K −$2.03/SF
EGI
$44.2K $29.17/SF
− OpEx
−$13.2K −$8.75/SF
NOI
$30.9K $20.42/SF
Area
ZIP 94603
Vacancy
6.50%
Lease Rate
$31.20 /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%
$618,320
Cap Rate 7%
$441,657
Cap Rate 9%
$343,511
Alternative Uses
Best Use
Multifamily LT 5
$441.7K
$386.5K – $515.3K
NOI $30,916 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$409.7K
$358.5K – $478.0K
NOI $28,681 @ 7.0% cap · market cap 4.82%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
535
Businesses Nearby
Explore this area
Business Placement
Demographics for 94603, CA
36,681
Population
11,199
Households
3.3
Avg Household Size
32
Median Age
15%
College-Educated
69%
High-School Grad
2.7 sq mi
ZIP Area
13,586
Density / Sq Mi
$71,086
Median Household Income
$37,025
Median Earnings
$1,838
Median Rent
$596,100
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two mirrored residential units offer a four-bedroom, two-bath configuration with separate top-and-bottom layouts.
Where is this duplex located?
The property is located at 642 Douglas AVE Oakland, CA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Duplex with two 2BR/1BA units in top‑and‑bottom configuration; 1,514 square feet on a 0.1148‑acre lot; Lower unit renovated with fresh paint and updated flooring
