Vacant Duplex with Side-by-Side
For Sale
$1,198,000
Pending
1325-1327 42nd Avenue, San Francisco, CA 94122
Each unit offers two bedrooms and one bath, plus separate water heating and central heat, in a vacant duplex.
Property Size2,400 SF
Lot Size2,996.00 Acres
Days on Market55
Property Features for 1325-1327 42nd Avenue
General Information
Standard status
Pending
Size
2,400 SF
Lot size
2,996.00 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1947
Listing Agency:
KW Advisors
(650) 243-1407
Listed By:
Nero Chualong · License #01848651
(650) 243-1407
Source:
Exitrealty
Added: Jun 18
Changed: Aug 8
Last Checked: Aug 11 at 7:32AM
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 KW Advisors
Investment Insights
Based on property information with market context.
This vacant duplex contains two separate units, each with 2 bedrooms and 1 bathroom, along with a living room and formal dining room. Per tax records, the property totals 2,400 square feet of living area on a 2,996 square foot lot. Both units have individual water heaters and central heating systems. The upper unit also has partial ocean views from the bedrooms. Earthquake retrofit upgrades were completed in the 90s.
The ground level includes features that may support future expansion, including high ceilings, laundry hookups, and a side-by-side garage. The property’s address is 1325-1327 42nd Avenue in San Francisco, CA 94122, positioned in the Outer Sunset District. The public remarks note that Muni N Judah and 18 are just steps away, with Golden Gate Park and Ocean Beach approximately five blocks from the property.
The layout is well suited for an owner-occupant scenario where one unit is lived in while the other is rented, or for buyers planning to operate the property as residential income. The current vacancy can simplify transitioning to new tenants or an alternative short-term rental strategy, subject to buyer verification and applicable requirements. Buyer to verify all stated details and any intended use.
The ground level includes features that may support future expansion, including high ceilings, laundry hookups, and a side-by-side garage. The property’s address is 1325-1327 42nd Avenue in San Francisco, CA 94122, positioned in the Outer Sunset District. The public remarks note that Muni N Judah and 18 are just steps away, with Golden Gate Park and Ocean Beach approximately five blocks from the property.
The layout is well suited for an owner-occupant scenario where one unit is lived in while the other is rented, or for buyers planning to operate the property as residential income. The current vacancy can simplify transitioning to new tenants or an alternative short-term rental strategy, subject to buyer verification and applicable requirements. Buyer to verify all stated details and any intended use.
Key Highlights
- Vacant 1947 duplex at 1325–1327 42nd Ave with 2 units and 2BR/1BA per unit
- Total 4 bedrooms, 2 bathrooms, with 2,400 living SF (per tax records) on a 2,996 SF lot
- Each unit includes a living room and formal dining room, with its own water heater and central heating system
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
$80,556
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
6.72%
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%
$1,611,120
$1.6M
Cap Rate 7%
$1,150,800
$1.2M
Cap Rate 9%
$895,067
$895.1K
Market Conditions
NOI Build-Up for 2,400 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
$122.4K $51.00/SF
− Vacancy
−$7.3K −$3.05/SF
EGI
$115.1K $47.95/SF
− OpEx
−$34.5K −$14.39/SF
NOI
$80.6K $33.57/SF
Area
ZIP 94122
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%
$1,611,120
Cap Rate 7%
$1,150,800
Cap Rate 9%
$895,067
Alternative Uses
Best Use
Multifamily LT 5
$1.15M
$1.01M – $1.34M
NOI $80,556 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$1.03M
$905.4K – $1.21M
NOI $72,429 @ 7.0% cap · market cap 6.05%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
Explore this area
Business Placement
Demographics for 94122, CA
57,160
Population
24,155
Households
2.4
Avg Household Size
39
Median Age
63%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
17,321
Density / Sq Mi
$145,717
Median Household Income
$80,501
Median Earnings
$2,720
Median Rent
$1,507,100
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 - Each unit offers two bedrooms and one bath, plus separate water heating and central heat, in a vacant duplex.
Where is this duplex located?
The property is located at 1325-1327 42nd Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,198,000.
What are key features of this property?
This property features: Vacant 1947 duplex at 1325–1327 42nd Ave with 2 units and 2BR/1BA per unit; Total 4 bedrooms, 2 bathrooms, with 2,400 living SF (per tax records) on a 2,996 SF lot; Each unit includes a living room and formal dining room, with its own water heater and central heating system
