Duplex With Vacant Owner
For Sale
$2,500,000
954 De Haro Street, San Francisco, CA 94107
Residential Income, San Francisco, CA
Property Size3,074 SF
Lot Size0.06 Acres
Price / SF$813.27
Days on Market19
Property Features for 954 De Haro Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RH2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 3, Bedroom 4, Bathroom 1, Laundry Room, Bathroom 2, Bedroom 2, Bedroom 1
Parking
1
Parking features
Open
Window features
Double Pane Windows
Patio and Porch features
Deck
Interior features
Storage
Fencing
Fenced
Appliances
Disposal, Free-Standing Gas Range, Free-Standing Refrigerator, Gas Water Heater, Microwave, Self Cleaning Oven
Lot features
Sidewalk, Sidewalk
View
City
Elementary school district
San Francisco
Middle school district
San Francisco
High school district
SF School District
Directions
24th Street to Deharo Street
Subdivision
SF District 9
Standard status
Active
APN
4095028
Size
3,074 SF
Lot size
0.06 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1926
Floors in Building
2
Number of units
2
Flooring type
Stone, Wood
Building materials
Stucco, Wood, Wood Siding
Roof type
Asphalt
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Ascend Real Estate
(415) 347-5669
Listed By:
Dennis L Eison
(650) 219-9378
Added: Sep 4
Changed: Sep 19
Last Checked: Sep 22 at 2:06PM
MLS# 426160235
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 1926 duplex contains two residential units within a 3,074-square-foot property on a 0.0574-acre lot. The vacant lower residence includes two bedrooms, one bathroom, hardwood flooring in the primary living areas, period built-in cabinetry, a kitchen, and a rear balcony. Wood and stone finishes, wall-furnace heating, storage, and a basement are also included. A second unit is tenant occupied, and the garage is separately leased, providing existing rental activity.
The property occupies a Potrero Hill setting at 954 De Haro Street in San Francisco. Its outdoor features include a fenced shared yard, rear stair access, and landscaped grounds. The site has public water and sewer service, open parking, cable availability, and RH2 zoning. Whole Foods Market, Philz Coffee, Crane Cove Park, Chase Center, Oracle Park, restaurants, shops, and Muni and Cal-Train transit are identified in the surrounding area.
The property occupies a Potrero Hill setting at 954 De Haro Street in San Francisco. Its outdoor features include a fenced shared yard, rear stair access, and landscaped grounds. The site has public water and sewer service, open parking, cable availability, and RH2 zoning. Whole Foods Market, Philz Coffee, Crane Cove Park, Chase Center, Oracle Park, restaurants, shops, and Muni and Cal-Train transit are identified in the surrounding area.
Key Highlights
- Duplex with 3,074 square feet of property size
- 0.0574‑acre lot in San Francisco’s Potrero Hill
- Vacant lower unit with 2 bedrooms and 1 bathroom
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
$109,249
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
4.37%
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%
$2,184,980
$2.2M
Cap Rate 7%
$1,560,700
$1.6M
Cap Rate 9%
$1,213,878
$1.2M
Market Conditions
NOI Build-Up for 3,074 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
$166.0K $54.00/SF
− Vacancy
−$9.9K −$3.23/SF
EGI
$156.1K $50.77/SF
− OpEx
−$46.8K −$15.23/SF
NOI
$109.2K $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%
$2,184,980
Cap Rate 7%
$1,560,700
Cap Rate 9%
$1,213,878
Alternative Uses
Best Use
Multifamily LT 5
$1.56M
$1.37M – $1.82M
NOI $109,249 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$1.43M
$1.25M – $1.66M
NOI $99,804 @ 7.0% cap · market cap 3.99%
Theoretical Best
Specialty Retail
$15.02M
$13.14M – $17.52M
NOI $1,051,066 @ 7.0% cap · market cap 42.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
4,320
Businesses Nearby
Explore this area
Business Placement
Demographics for 94107, CA
34,012
Population
18,798
Households
1.8
Avg Household Size
36
Median Age
77%
College-Educated
93%
High-School Grad
1.9 sq mi
ZIP Area
17,901
Density / Sq Mi
$186,123
Median Household Income
$118,676
Median Earnings
$3,378
Median Rent
$1,227,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences include a vacant lower unit, a tenant-occupied unit, and a separately leased garage.
Where is this duplex located?
The property is located at 954 De Haro Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Duplex with 3,074 square feet of property size; 0.0574‑acre lot in San Francisco’s Potrero Hill; Vacant lower unit with 2 bedrooms and 1 bathroom
