Emeryville Live/Work Loft
For Sale
$1,830,000
6450 Doyle Street, Emeryville, CA 94606
Well-maintained 5-unit live/work property with modern design.
Property Size6,552 SF
Price / SF$279.30
Days on Market441
Property Features for 6450 Doyle Street
General Information
Standard status
Active
Size
6,552 SF
Building Details
Year Built
2000
Listing Agency:
THOMAS LIMON, BROKER
Listed By:
THOMAS LIMON
Source:
Corcoran
Added: Jun 9, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 THOMAS LIMON, BROKER
Investment Insights
Based on property information with market context.
Located in Emeryville, this property offers convenient access to restaurants, retail, nearby parks, and larger cities such as Berkeley, Oakland, and San Francisco. It is also situated close to major employers and provides access to the SF-Oakland Bay Bridge and highways 80, 580, and 880. The property at 6450 Doyle Street is a well-maintained, 5-unit live/work property featuring three-story loft-style units with spacious floor plans and high ceilings. The modern design incorporates natural light, patios, off-street parking, and unique features throughout. The property size is 6,552 square feet.
Key Highlights
- Live/Work 5‑unit property featuring desirable loft‑style units.
- Spacious floorplans boast high ceilings and lots of natural light.
- Central Emeryville location offers easy access to restaurants, retail, and parks.
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
$128,724
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
7.03%
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%
$2,574,480
$2.6M
Cap Rate 7%
$1,838,914
$1.8M
Cap Rate 9%
$1,430,267
$1.4M
Market Conditions
NOI Build-Up for 6,552 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
$247.7K $37.80/SF
− Vacancy
−$13.6K −$2.08/SF
EGI
$234.0K $35.72/SF
− OpEx
−$105.3K −$16.07/SF
NOI
$128.7K $19.65/SF
Area
ZIP 94606
Vacancy
5.50%
Lease Rate
$37.80 /SF/Yr
Expense Ratio
45.00%
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%
$2,574,480
Cap Rate 7%
$1,838,914
Cap Rate 9%
$1,430,267
Alternative Uses
Best Use
Apartment 5plus
$1.84M
$1.61M – $2.15M
NOI $128,724 @ 7.0% cap · market cap 7.03%
Second Best
Mixed Use
$1.39M
$1.22M – $1.62M
NOI $97,297 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$2.98M
$2.61M – $3.48M
NOI $208,926 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,815
Businesses Nearby
Explore this area
Business Placement
Demographics for 94606, CA
40,768
Population
17,457
Households
2.3
Avg Household Size
37
Median Age
40%
College-Educated
80%
High-School Grad
2.3 sq mi
ZIP Area
17,725
Density / Sq Mi
$70,769
Median Household Income
$47,558
Median Earnings
$1,775
Median Rent
$747,600
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?
Live-work space - Well-maintained 5-unit live/work property with modern design.
Where is this live-work space located?
The property is located at 6450 Doyle Street Emeryville, CA.
What is the asking price?
The asking price for this property is $1,830,000.
What are key features of this property?
This property features: Live/Work 5‑unit property featuring desirable loft‑style units.; Spacious floorplans boast high ceilings and lots of natural light.; Central Emeryville location offers easy access to restaurants, retail, and parks.
