Victorian Duplex with Rear
For Sale
$1,125,000
1056-1058 Treat Avenue, San Francisco, CA 94110
Two full-floor residences combine period character, private outdoor space, and convenient access to neighborhood amenities and transit.
Property Size2,296 SF
Price / SF$489.98
Days on Market11
Property Features for 1056-1058 Treat Avenue
General Information
Standard status
Active
Size
2,296 SF
Total Parking Spaces
1
Property subtype
Duplex
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR, 1 x 3BR
Multifamily Units
2
Amenities
rear yard
Building Details
Building Size
2,296 SF
Year Built
1900
Construction
Victorian
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Natalie Meyers · License #02010250
Source:
Swanngroupsf
Added: Aug 19
Changed: Aug 27
Last Checked: Aug 29 at 3:01PM
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 Compass
Investment Insights
Based on property information with market context.
Built in 1900, this duplex contains approximately 2,296 square feet of living space across two full-floor flats. The lower residence has two bedrooms, while the upper residence offers three bedrooms. Both units feature hardwood flooring, substantial room proportions, natural light, and period architectural details. The upper flat includes a front living room with bay windows. Both residences are tenant occupied.
The property includes a large rear yard, a one-car garage, and a detached rear structure that adds functional flexibility. Situated in San Francisco’s Mission District, the building is near restaurants, shops, and other neighborhood amenities, with nearby BART and freeway connections to Downtown San Francisco and the Peninsula.
The property includes a large rear yard, a one-car garage, and a detached rear structure that adds functional flexibility. Situated in San Francisco’s Mission District, the building is near restaurants, shops, and other neighborhood amenities, with nearby BART and freeway connections to Downtown San Francisco and the Peninsula.
Key Highlights
- Two‑unit duplex built in 1900
- Approximately 2,296 square feet of living space
- Unit mix includes a two‑bedroom lower flat and three‑bedroom upper flat
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
$77,066
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
6.85%
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%
$1,541,320
$1.5M
Cap Rate 7%
$1,100,943
$1.1M
Cap Rate 9%
$856,289
$856.3K
Market Conditions
NOI Build-Up for 2,296 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
$117.1K $51.00/SF
− Vacancy
−$7.0K −$3.05/SF
EGI
$110.1K $47.95/SF
− OpEx
−$33.0K −$14.39/SF
NOI
$77.1K $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%
$1,541,320
Cap Rate 7%
$1,100,943
Cap Rate 9%
$856,289
Alternative Uses
Best Use
Multifamily LT 5
$1.10M
$963.3K – $1.28M
NOI $77,066 @ 7.0% cap · market cap 6.85%
Second Best
Apartment 5plus
$1.01M
$887.4K – $1.18M
NOI $70,995 @ 7.0% cap · market cap 6.31%
Theoretical Best
Specialty Retail
$11.22M
$9.81M – $13.08M
NOI $785,051 @ 7.0% cap · market cap 69.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
6,395
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
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 full-floor residences combine period character, private outdoor space, and convenient access to neighborhood amenities and transit.
Where is this duplex located?
The property is located at 1056-1058 Treat Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1900; Approximately 2,296 square feet of living space; Unit mix includes a two‑bedroom lower flat and three‑bedroom upper flat
