What's a realistic Berkeley cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in Berkeley is either C-class neighborhood or pro-forma fiction.
For Berkeley investors
Berkeley investment property realtor — real underwriting, no pro-forma fiction.
Roger Grubb specializes in Bay Area small-multifamily and SFR-rental underwriting. He has closed Richmond duplexes, Concord triplexes, and Oakland 4-unit properties. He underwrites on actual rents and actual carrying costs — not Zillow estimates. (510) 504-0402.
Berkeley stats: median $1,525,000 · $825/sqft · 14 DOM.
Why Berkeley for investors
Where Roger sold a Sacramento St condo 12% over list in 12 days. Berkeley’s market is the East Bay’s most competitive, and the variety of stock (Victorian, Maybeck, Greene & Greene, modern infill) makes every block its own micro-market.
Roger\'s read: North Berkeley below Cedar holds value best. The flats around Sacramento St are where the value plays are — and where Roger had his +12% Sacramento St win in 2021.
Berkeley investor FAQ
Does Berkeley cash flow work at 25% down?
Year 1 typically no. The math works on 5+ year holds with rent growth + appreciation + principal paydown.
Can I 1031 into Berkeley?
Yes. Roger works with two qualified intermediaries and has hit 45-day identification windows under tight conditions.
How do I find off-market deals in Berkeley?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.