Upgraded Duplex Investment
For Sale
$699,000
770 & 772 Beverly, Nipomo, CA 93444
Nipomo duplex with income potential and recent upgrades.
Property Size1,918 SF
Price / SF$364.44
Days on Market175
Property Features for 770 & 772 Beverly
General Information
Standard status
Active
Size
1,918 SF
Property subtype
Residential Income
Listing Agency:
Home & Ranch Sotheby's Intl
(805) 540-4884
Listed By:
Kyle Perhac · License #02003379
(805) 540-4884
Source:
Exprealty
Added: Mar 1
Changed: Aug 23
Last Checked: Jul 31 at 7:01PM
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 Home & Ranch Sotheby's Intl
Investment Insights
Based on property information with market context.
Located in Nipomo, the property at 770 and 772 Beverly presents a duplex investment opportunity. The property features two units, each containing 2 bedrooms and 1 bath, with separate entrances, driveways, and laundry facilities, and each unit has its own yard. The lower unit, a permitted ADU, is currently rented for $2,300 per month. The upper unit was previously rented at $2,600. Recent upgrades have been made to both units, including new PEX water supply lines and new ABS drain lines, with drainage replaced to the street connection. The lower ADU has a complete electrical replacement including GFCI and AFCI protection. The upper unit includes panel upgrades and added GFCI protection. A Sense energy monitor is installed on the downstairs sub-panel for separate usage tracking. The upper unit also features new cabinetry, new windows, a new furnace with digital thermostat, a new water heater, and a ceiling fan. Both units have waterproof, rubber-backed luxury vinyl plank flooring.
Key Highlights
- Duplex investment property with strong income potential (8.0% CAP Rate based on previous rents).
- Two separate 2‑bedroom, 1‑bath units, each with private entrances, driveways, laundry, and yards.
- Lower ADU currently rented at $2,300/month, providing immediate income.
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
$40,106
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
5.74%
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%
$802,120
$802.1K
Cap Rate 7%
$572,943
$572.9K
Cap Rate 9%
$445,622
$445.6K
Market Conditions
NOI Build-Up for 1,918 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
$58.7K $30.60/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$57.3K $29.87/SF
− OpEx
−$17.2K −$8.96/SF
NOI
$40.1K $20.91/SF
Area
San Luis Obispo County, CA
Vacancy
2.38%
Lease Rate
$30.60 /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%
$802,120
Cap Rate 7%
$572,943
Cap Rate 9%
$445,622
Alternative Uses
Best Use
Multifamily LT 5
$572.9K
$501.3K – $668.4K
NOI $40,106 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$529.0K
$462.8K – $617.1K
NOI $37,027 @ 7.0% cap · market cap 5.30%
Theoretical Best
Healthcare Medical
$754.3K
$660.0K – $880.0K
NOI $52,802 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Explore this area
Business Placement
Demographics for 93444, CA
22,293
Population
8,406
Households
2.7
Avg Household Size
45
Median Age
34%
College-Educated
87%
High-School Grad
65.4 sq mi
ZIP Area
341
Density / Sq Mi
$105,655
Median Household Income
$44,920
Median Earnings
$2,034
Median Rent
$746,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Nipomo duplex with income potential and recent upgrades.
Where is this duplex located?
The property is located at 770 & 772 Beverly Nipomo, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Duplex investment property with strong income potential (8.0% CAP Rate based on previous rents).; Two separate 2‑bedroom, 1‑bath units, each with private entrances, driveways, laundry, and yards.; Lower ADU currently rented at $2,300/month, providing immediate income.
