Rebuilt Duplex with Separate
New
For Sale
$4,795,000
127-129 Scott Street, San Francisco, CA 94117
Three-level duplex with flexible living areas, private lower-level access, garage storage, EV charging, and driveway parking.
Property Size4,056 SF
Days on Market4
Property Features for 127-129 Scott Street
General Information
Standard status
Active
Size
4,056 SF
Property subtype
Duplex
Building Details
Building Size
4,056 SF
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
Alex Varum Broker
Listed By:
Alex S Varum · License #01321450
Source:
Swanngroupsf
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 12 at 4:40AM
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 Alex Varum Broker
Investment Insights
Based on property information with market context.
This three-level duplex was completely rebuilt with high-quality finishes and offers a flexible configuration across its main, upper, and lower levels. The main level combines a great room, dining area, kitchen, guest suite, library or media room, and 1.5 baths, with access to the rear yard. The upper level includes three bedrooms, a fourth bedroom or office, a lounge with wet bar and mini fridge, a laundry room, and a hall bath. A primary suite adds a private bath and walk-in closet.
The lower level has two bedrooms, a full bathroom, family room, kitchen setup, and its own full-size washer and dryer. It connects internally to the residence while also offering a separate exterior entrance. A garage includes EV charging and additional storage, with driveway parking also provided. The property is located at 127-129 Scott Street, near the shops and restaurants of Divisadero, Lower Haight, and Duboce Triangle, with Buena Vista Park nearby.
The lower level has two bedrooms, a full bathroom, family room, kitchen setup, and its own full-size washer and dryer. It connects internally to the residence while also offering a separate exterior entrance. A garage includes EV charging and additional storage, with driveway parking also provided. The property is located at 127-129 Scott Street, near the shops and restaurants of Divisadero, Lower Haight, and Duboce Triangle, with Buena Vista Park nearby.
Key Highlights
- Completely rebuilt with high‑quality finishes
- Three‑level duplex with main, upper, and lower living areas
- Lower level includes 2 bedrooms, full bathroom, family room, and kitchen setup
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
$144,148
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
3.01%
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%
$2,882,960
$2.9M
Cap Rate 7%
$2,059,257
$2.1M
Cap Rate 9%
$1,601,644
$1.6M
Market Conditions
NOI Build-Up for 4,056 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
$219.0K $54.00/SF
− Vacancy
−$13.1K −$3.23/SF
EGI
$205.9K $50.77/SF
− OpEx
−$61.8K −$15.23/SF
NOI
$144.1K $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%
$2,882,960
Cap Rate 7%
$2,059,257
Cap Rate 9%
$1,601,644
Alternative Uses
Best Use
Multifamily LT 5
$2.06M
$1.80M – $2.40M
NOI $144,148 @ 7.0% cap · market cap 3.01%
Second Best
Apartment 5plus
$1.88M
$1.65M – $2.19M
NOI $131,686 @ 7.0% cap · market cap 2.75%
Theoretical Best
Specialty Retail
$19.81M
$17.34M – $23.11M
NOI $1,386,833 @ 7.0% cap · market cap 28.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,005
Businesses Nearby
Explore this area
Business Placement
Demographics for 94117, CA
38,451
Population
19,709
Households
2
Avg Household Size
36
Median Age
78%
College-Educated
96%
High-School Grad
1.3 sq mi
ZIP Area
29,578
Density / Sq Mi
$175,096
Median Household Income
$106,542
Median Earnings
$2,786
Median Rent
$1,641,400
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 - Three-level duplex with flexible living areas, private lower-level access, garage storage, EV charging, and driveway parking.
Where is this duplex located?
The property is located at 127-129 Scott Street San Francisco, CA.
What is the asking price?
The asking price for this property is $4,795,000.
What are key features of this property?
This property features: Completely rebuilt with high‑quality finishes; Three‑level duplex with main, upper, and lower living areas; Lower level includes 2 bedrooms, full bathroom, family room, and kitchen setup
