Fourplex with Vacant
For Sale
Contact for pricing
647 Beacon St, Oakland, CA 94610
Four-unit residential building with one vacant unit, common laundry, and basement, patio, and backyard space.
Property Size4,752 SF
Price / SF$314.60
Days on Market88
Property Features for 647 Beacon St
General Information
Standard status
Active
Size
4,752 SF
Property subtype
Multifamily
Occupancy
75%
Investment Type
Value Add
Net Operating Income
$83,631
Additional Details
Business Included
Yes
Multifamily Units
4
Building Details
Year Built
1925
Units
4
Tenancy
Multi
Listing Agency:
Bos Group
Listed By:
Willem Bos · License #CA 02013980
(916) 698-9954
Source:
Crexi
Added: Jun 12
Changed: Sep 4
Last Checked: Sep 7 at 9:00AM
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 Bos Group
Investment Insights
Based on property information with market context.
This fourplex offers four residential units within a beautifully maintained property featuring Art Deco character. The building includes one vacant unit that can support an owner-occupant or a new tenant, along with bright, spacious layouts described as offering eat-in kitchens, formal dining rooms, generous living rooms, and additional bonus spaces. The property also includes common laundry, a large basement area, plus a patio and backyard.
Public remarks state the property is exempt from Oakland rent control. The location is described as just blocks from Lake Merritt, Grand Avenue, and the Farmers Market, with convenient transportation and access to dining and shopping.
Recent improvements highlighted in the remarks include AC mini-splits in units, upgraded electrical panels, a replaced heating system, and soft story compliance.
Public remarks state the property is exempt from Oakland rent control. The location is described as just blocks from Lake Merritt, Grand Avenue, and the Farmers Market, with convenient transportation and access to dining and shopping.
Recent improvements highlighted in the remarks include AC mini-splits in units, upgraded electrical panels, a replaced heating system, and soft story compliance.
Key Highlights
- 1925‑built fourplex with one vacant unit for an owner‑occupant or new tenant
- Art Deco character and architectural charm with bright, spacious unit layouts
- Eat‑in kitchens and formal dining rooms plus generous living rooms and versatile bonus spaces
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
$108,905
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
7.28%
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%
$2,178,100
$2.2M
Cap Rate 7%
$1,555,786
$1.6M
Cap Rate 9%
$1,210,056
$1.2M
Market Conditions
NOI Build-Up for 4,752 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
$162.5K $34.20/SF
− Vacancy
−$6.9K −$1.46/SF
EGI
$155.6K $32.74/SF
− OpEx
−$46.7K −$9.82/SF
NOI
$108.9K $22.92/SF
Area
Oakland, CA
Vacancy
4.27%
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%
$2,178,100
Cap Rate 7%
$1,555,786
Cap Rate 9%
$1,210,056
Alternative Uses
Best Use
Multifamily LT 5
$1.56M
$1.36M – $1.82M
NOI $108,905 @ 7.0% cap · market cap 7.28%
Second Best
Apartment 5plus
$1.43M
$1.25M – $1.67M
NOI $100,339 @ 7.0% cap · market cap 6.71%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,185
Businesses Nearby
Explore this area
Business Placement
Demographics for 94610, CA
31,261
Population
17,926
Households
1.7
Avg Household Size
39
Median Age
73%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
14,886
Density / Sq Mi
$130,435
Median Household Income
$90,577
Median Earnings
$2,184
Median Rent
$1,324,500
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?
Quadplex - Four-unit residential building with one vacant unit, common laundry, and basement, patio, and backyard space.
Where is this quadplex located?
The property is located at 647 Beacon St Oakland, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 1925‑built fourplex with one vacant unit for an owner‑occupant or new tenant; Art Deco character and architectural charm with bright, spacious unit layouts; Eat‑in kitchens and formal dining rooms plus generous living rooms and versatile bonus spaces
