Triplex with Private-Entry
New
For Sale
$1,595,000
90 Peralta Avenue, San Francisco, CA 94110
Residential Income, San Francisco, CA
Property Size1,730 SF
Lot Size0.06 Acres
Price / SF$921.97
Days on Market6
Property Features for 90 Peralta Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Laundry Room, Bedroom 2
Interior features
Formal Entry
Appliances
Dishwasher, Free-Standing Electric Range, Free-Standing Refrigerator, Gas Water Heater, Water Heater
View
Hills, City
Subdivision
SF District 9
Standard status
Active
APN
5513014
Size
1,730 SF
Lot size
0.06 Acres
Utilities
Heating system
Natural Gas
Amenities
built-in electric fireplace
deck
backyard
washer/dryer in each unit
Building Details
Year built
1900
Floors in Building
2
Number of units
3
Listing Agency:
Legacy Real Estate
(415) 871-3885
Listed By:
Judy Lin
(415) 948-4318
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 27 at 7:06AM
MLS# 426165547
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 1,730-square-foot triplex on a 0.0573-acre lot was renovated in 2025–2026. The primary living area has an open layout, a renovated kitchen with an island, two bedrooms, a bathroom, and a flexible sunlit nook. An unfinished attic offers additional space. The accessory dwelling unit has a private entrance, bonus room, kitchenette, bathroom, vaulted ceilings, and a living room with a built-in fireplace. Its living area connects to a deck and backyard. Improvements include a new furnace and water heater, upgraded 200-amp electrical service, and a washer and dryer in each unit. The building dates to 1900.
Precita Park, shops and cafes on Cortland, and the Mission District, Potrero Hill, and Noe Valley are nearby. US-101 and I-280 provide highway access; 24th Street BART and local Muni lines are also close by.
Precita Park, shops and cafes on Cortland, and the Mission District, Potrero Hill, and Noe Valley are nearby. US-101 and I-280 provide highway access; 24th Street BART and local Muni lines are also close by.
Key Highlights
- Triplex with a private‑entry accessory dwelling unit
- 1,730 square feet on a 0.0573‑acre lot
- Renovation completed in 2025–2026; original construction dates to 1900
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
$58,068
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
3.64%
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%
$1,161,360
$1.2M
Cap Rate 7%
$829,543
$829.5K
Cap Rate 9%
$645,200
$645.2K
Market Conditions
NOI Build-Up for 1,730 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
$88.2K $51.00/SF
− Vacancy
−$5.3K −$3.05/SF
EGI
$83.0K $47.95/SF
− OpEx
−$24.9K −$14.39/SF
NOI
$58.1K $33.57/SF
Area
ZIP 94110
Vacancy
5.98%
Lease Rate
$51.00 /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%
$1,161,360
Cap Rate 7%
$829,543
Cap Rate 9%
$645,200
Alternative Uses
Best Use
Multifamily LT 5
$829.5K
$725.9K – $967.8K
NOI $58,068 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$764.2K
$668.7K – $891.6K
NOI $53,493 @ 7.0% cap · market cap 3.35%
Theoretical Best
Specialty Retail
$8.45M
$7.39M – $9.86M
NOI $591,524 @ 7.0% cap · market cap 37.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,905
Businesses Nearby
Explore this area
Business Placement
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - A private-entry accessory dwelling unit includes a kitchenette and opens to a deck and backyard.
Where is this triplex located?
The property is located at 90 Peralta Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Triplex with a private‑entry accessory dwelling unit; 1,730 square feet on a 0.0573‑acre lot; Renovation completed in 2025–2026; original construction dates to 1900
