Duplex with Private
For Sale
$2,495,000
333-335 Crestmont Drive, San Francisco, CA 94131
Residential Income, San Francisco, CA
Property Size2,870 SF
Lot Size0.09 Acres
Price / SF$869.34
Days on Market17
Property Features for 333-335 Crestmont Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 4, Bathroom 5, Bedroom 5, Bedroom 3, Bedroom 2
Parking
2
Parking features
Open, Garage, Side By Side
Subdivision
SF District 4
Standard status
Active
APN
2636009
Size
2,870 SF
Lot size
0.09 Acres
Amenities
in-home laundry
private deck
outdoor patio
Building Details
Year built
1964
Number of units
2
Listing Agency:
eXp Realty of California, Inc
(888) 584-9427
Listed By:
Julia Lo
(888) 584-9427 x119
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 29 at 1:06PM
MLS# 426154531
Copyright © 2026 San Francisco Association of REALTORS. 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 duplex at 333-335 Crestmont Drive contains two separate residences totaling 2,870 square feet on a 0.0878-acre lot. The upper home spans two levels and includes three bedrooms, an open living and dining area, a kitchen, in-home laundry, and a primary suite with a private patio. The lower residence provides two bedrooms, two bathrooms, an open layout, a private deck, and an outdoor patio. Large windows bring abundant daylight into both homes, while ocean and mountain views extend across the living spaces.
Built in 1964, the property includes side-by-side, open, and garage parking. Forest Knolls provides a quieter residential setting within San Francisco, with access to shopping, dining, parks, and transportation. The property is located in San Francisco, CA 94131.
Built in 1964, the property includes side-by-side, open, and garage parking. Forest Knolls provides a quieter residential setting within San Francisco, with access to shopping, dining, parks, and transportation. The property is located in San Francisco, CA 94131.
Key Highlights
- Two‑residence duplex totaling 2,870 square feet
- 0.0878‑acre lot at 333‑335 Crestmont Drive, San Francisco
- Upper residence includes 3 bedrooms and two levels
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
$101,999
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
4.09%
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%
$2,039,980
$2.0M
Cap Rate 7%
$1,457,129
$1.5M
Cap Rate 9%
$1,133,322
$1.1M
Market Conditions
NOI Build-Up for 2,870 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
$155.0K $54.00/SF
− Vacancy
−$9.3K −$3.23/SF
EGI
$145.7K $50.77/SF
− OpEx
−$43.7K −$15.23/SF
NOI
$102.0K $35.54/SF
Area
San Francisco, CA
Vacancy
5.98%
Lease Rate
$54.00 /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%
$2,039,980
Cap Rate 7%
$1,457,129
Cap Rate 9%
$1,133,322
Alternative Uses
Best Use
Multifamily LT 5
$1.46M
$1.27M – $1.70M
NOI $101,999 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$1.33M
$1.16M – $1.55M
NOI $93,180 @ 7.0% cap · market cap 3.73%
Theoretical Best
Specialty Retail
$14.02M
$12.27M – $16.36M
NOI $981,314 @ 7.0% cap · market cap 39.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
5,033
Businesses Nearby
Explore this area
Business Placement
Demographics for 94131, CA
28,810
Population
13,755
Households
2.1
Avg Household Size
41
Median Age
78%
College-Educated
98%
High-School Grad
2.0 sq mi
ZIP Area
14,405
Density / Sq Mi
$198,779
Median Household Income
$119,053
Median Earnings
$2,971
Median Rent
$1,749,500
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?
Duplex - Two residences offer open interiors, outdoor areas, natural light, and ocean and mountain views in Forest Knolls.
Where is this duplex located?
The property is located at 333-335 Crestmont Drive San Francisco, CA.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Two‑residence duplex totaling 2,870 square feet; 0.0878‑acre lot at 333‑335 Crestmont Drive, San Francisco; Upper residence includes 3 bedrooms and two levels
