Rebuilt Duplex with Rooftop
For Sale
$3,150,000
1029-1031 Jackson Street San, San Francisco, CA 94133
Two residences feature upgraded systems, designer finishes, dedicated parking nearby, and flexible full-building or TIC ownership options.
Property Size4,061 SF
Days on Market80
Property Features for 1029-1031 Jackson Street San
General Information
Standard status
Active
Size
4,061 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 4BR/3BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
Security System
Heat Pump
Dishwasher
Disposal
Free-Standing Freezer
Free-Standing Gas Range
Free-Standing Refrigerator
Microwave
Self Cleaning Oven
Tankless Water Heater
Wine Refrigerator
Gated Entry, Common Area Meter, City, Internet Available, Natural Gas Connected, Sewer Connected, Asphalt
Building Details
Building Size
4,061 SF
Year Built
1910
Buildings
1
Stories
4
Listing Agency:
City Real Estate
Listed By:
Lisa Zahner · License #02018164
Source:
Kw
Added: Jun 12
Changed: Aug 29
Last Checked: Aug 29 at 1:36PM
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 City Real Estate
Investment Insights
Based on property information with market context.
This 1910 duplex has been comprehensively rebuilt with two distinct residences and contemporary interior finishes. Both units include open living areas, European white oak flooring, custom sound-insulated windows, designer lighting, Ethernet wiring, zoned comfort systems, A/C, and updated foundation, electrical, and plumbing systems. The kitchens feature Thermador appliances, Cambria quartz counters, Hansgrohe fixtures, and dedicated wine and beverage chillers.
The upper residence occupies two levels with 3 bedrooms, 2 baths, and an office with Coit Tower views. The lower residence includes 4 bedrooms, 3 baths, a private rear yard, a large entertaining room, and substantial storage. Pre-paid leased parking is located nearby. The property may be acquired as the full duplex or the lower residence as a TIC. Its Jackson Street setting places it near North Beach, Polk Street, and offices associated with OpenAI and LoveFrom in Jackson Square.
The upper residence occupies two levels with 3 bedrooms, 2 baths, and an office with Coit Tower views. The lower residence includes 4 bedrooms, 3 baths, a private rear yard, a large entertaining room, and substantial storage. Pre-paid leased parking is located nearby. The property may be acquired as the full duplex or the lower residence as a TIC. Its Jackson Street setting places it near North Beach, Polk Street, and offices associated with OpenAI and LoveFrom in Jackson Square.
Key Highlights
- Comprehensively rebuilt duplex with all‑new foundation, electrical, plumbing, zoned comfort systems, and A/C
- Upper unit: Approx. 1,400 sqft., 3 bedrooms, 2 baths, and office with Coit Tower views
- Lower unit: Approx. 2,595 sqft., 4 bedrooms, 3 baths, private rear yard, and oversized entertaining room
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
$144,326
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
4.58%
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%
$2,886,520
$2.9M
Cap Rate 7%
$2,061,800
$2.1M
Cap Rate 9%
$1,603,622
$1.6M
Market Conditions
NOI Build-Up for 4,061 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
$219.3K $54.00/SF
− Vacancy
−$13.1K −$3.23/SF
EGI
$206.2K $50.77/SF
− OpEx
−$61.9K −$15.23/SF
NOI
$144.3K $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%
$2,886,520
Cap Rate 7%
$2,061,800
Cap Rate 9%
$1,603,622
Alternative Uses
Best Use
Multifamily LT 5
$2.06M
$1.80M – $2.41M
NOI $144,326 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$1.88M
$1.65M – $2.20M
NOI $131,849 @ 7.0% cap · market cap 4.19%
Theoretical Best
Specialty Retail
$19.84M
$17.36M – $23.14M
NOI $1,388,542 @ 7.0% cap · market cap 44.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
23,025
Businesses Nearby
Explore this area
Business Placement
Demographics for 94133, CA
26,751
Population
15,733
Households
1.7
Avg Household Size
41
Median Age
55%
College-Educated
80%
High-School Grad
0.7 sq mi
ZIP Area
38,216
Density / Sq Mi
$83,025
Median Household Income
$78,478
Median Earnings
$1,985
Median Rent
$1,519,100
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 - Two residences feature upgraded systems, designer finishes, dedicated parking nearby, and flexible full-building or TIC ownership options.
Where is this duplex located?
The property is located at 1029-1031 Jackson Street San San Francisco, CA.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: Comprehensively rebuilt duplex with all‑new foundation, electrical, plumbing, zoned comfort systems, and A/C; Upper unit: Approx. 1,400 sqft., 3 bedrooms, 2 baths, and office with Coit Tower views; Lower unit: Approx. 2,595 sqft., 4 bedrooms, 3 baths, private rear yard, and oversized entertaining room
