Renovated Duplex with Private Outdoor
For Sale
$1,395,000
1312-1314 Jessie Street, San Francisco, CA 94103
Renovated duplex offering two 2-bedroom, 2-bath residences with in-unit washer/dryer and private outdoor areas.
Property Size1,650 SF
Price / SF$845.45
Days on Market79
Property Features for 1312-1314 Jessie Street
General Information
Standard status
Active
Size
1,650 SF
Property subtype
Residential Income / Duplex
Amenities
8
4
Feet
No
Building Details
Year Built
1906
Listing Agency:
Compass
Listed By:
Allison Chapleau · License #01369080
(415) 516-0648
Source:
Compass
Added: Jun 21
Changed: Sep 5
Last Checked: Sep 6 at 1:56PM
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.
1312-1314 Jessie Street is a beautifully renovated duplex containing two spacious 2-bedroom, 2-bath residences. The upper unit is tenant occupied, providing immediate rental income, while the lower unit is vacant. Both units feature updated interiors including modern kitchens with stainless steel appliances, quartz countertops, recessed lighting, open living spaces, and in-unit washer and dryers. Each residence also includes its own private outdoor retreat.
The upper unit opens to a private deck, and the lower unit provides direct access to a landscaped backyard. The property is positioned between Hayes Valley and the Valencia Corridor, placing dining and retail destinations nearby, including Patricia’s Green, Hayes Valley boutiques and restaurants, Rich Table, Souvla, Tartine Manufactory, and Dolores Park. Access to BART, Muni, tech shuttle stops, and convenient freeway access is also described in the offering.
This configuration supports either owner-occupancy with rental income from the upper unit or investment ownership with both units generating rental potential based on occupancy.
The upper unit opens to a private deck, and the lower unit provides direct access to a landscaped backyard. The property is positioned between Hayes Valley and the Valencia Corridor, placing dining and retail destinations nearby, including Patricia’s Green, Hayes Valley boutiques and restaurants, Rich Table, Souvla, Tartine Manufactory, and Dolores Park. Access to BART, Muni, tech shuttle stops, and convenient freeway access is also described in the offering.
This configuration supports either owner-occupancy with rental income from the upper unit or investment ownership with both units generating rental potential based on occupancy.
Key Highlights
- Renovated duplex (1312–1314 Jessie St.) built in 1906 with two 2‑bedroom, 2‑bath residences
- Upper unit is tenant occupied for immediate rental income; lower unit is vacant
- Both units feature updated interiors with modern kitchens, stainless steel appliances, quartz countertops, and recessed lighting
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
$58,640
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
4.20%
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%
$1,172,800
$1.2M
Cap Rate 7%
$837,714
$837.7K
Cap Rate 9%
$651,556
$651.6K
Market Conditions
NOI Build-Up for 1,650 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
$89.1K $54.00/SF
− Vacancy
−$5.3K −$3.23/SF
EGI
$83.8K $50.77/SF
− OpEx
−$25.1K −$15.23/SF
NOI
$58.6K $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%
$1,172,800
Cap Rate 7%
$837,714
Cap Rate 9%
$651,556
Alternative Uses
Best Use
Multifamily LT 5
$837.7K
$733.0K – $977.3K
NOI $58,640 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$765.3K
$669.6K – $892.9K
NOI $53,571 @ 7.0% cap · market cap 3.84%
Theoretical Best
Specialty Retail
$8.06M
$7.05M – $9.40M
NOI $564,170 @ 7.0% cap · market cap 40.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9,933
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
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 - Renovated duplex offering two 2-bedroom, 2-bath residences with in-unit washer/dryer and private outdoor areas.
Where is this duplex located?
The property is located at 1312-1314 Jessie Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Renovated duplex (1312–1314 Jessie St.) built in 1906 with two 2‑bedroom, 2‑bath residences; Upper unit is tenant occupied for immediate rental income; lower unit is vacant; Both units feature updated interiors with modern kitchens, stainless steel appliances, quartz countertops, and recessed lighting
