Vacant Duplex with In-Law
For Sale
$1,399,000
15 -17 Harriet ST, San Francisco, CA 94103
Residential Income (2-4 units), SAN FRANCISCO, CA
Property Size2,700 SF
Lot Size0.03 Acres
Price / SF$518.15
Days on Market49
Property Features for 15 -17 Harriet ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
SLR
Bedrooms
8
Rooms
Bedroom 2, Bedroom 1, Bedroom 7, Bedroom 8, Bedroom 4, Bedroom 5, Bedroom 6, Bedroom 3
Parking features
On Street
Subdivision
9 - South of Market
Standard status
Active
Size
2,700 SF
Lot size
0.03 Acres
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1921
Number of units
2
Flooring type
Hardwood, Linoleum
Listing Agency:
Realty ONE Group Future
(925) 230-0700
Listed By:
Elizabeth Machado · License #01762150
(650) 515-8717
Added: Aug 5
Changed: Sep 13
Last Checked: Sep 22 at 3:06PM
MLS# ML82056724
Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1921 duplex contains approximately 2,700 square feet on a 1,307-square-foot lot and can be delivered vacant. The lower residence includes three bedrooms, an office or bonus room, one bathroom, an open kitchen with dining area, and shared stackable laundry. The upper residence offers two bedrooms, an office or bonus room, two bathrooms, and a dedicated laundry room. Both kitchens have been updated with hardwood floors, stainless-steel appliances, slab stone countertops, and custom-painted wood cabinetry. The upper unit also includes remodeled bathrooms with tile floors and tub/shower enclosures.
An additional unwarranted one-bedroom, one-bath in-law unit identified as 15A adds to the property's configuration. The property has forced-air heating, public water, and on-street parking. It is located near Downtown San Francisco, Market Street, BART, MUNI, Mission Bay, Yerba Buena Gardens, Civic Center, major freeways, and Gene Friend Recreation Center.
An additional unwarranted one-bedroom, one-bath in-law unit identified as 15A adds to the property's configuration. The property has forced-air heating, public water, and on-street parking. It is located near Downtown San Francisco, Market Street, BART, MUNI, Mission Bay, Yerba Buena Gardens, Civic Center, major freeways, and Gene Friend Recreation Center.
Key Highlights
- Duplex built in 1921 with approximately 2,700 square feet
- 1,307‑square‑foot lot; 0.03 acres
- Can be delivered completely vacant
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
$95,957
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
6.86%
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%
$1,919,140
$1.9M
Cap Rate 7%
$1,370,814
$1.4M
Cap Rate 9%
$1,066,189
$1.1M
Market Conditions
NOI Build-Up for 2,700 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
$145.8K $54.00/SF
− Vacancy
−$8.7K −$3.23/SF
EGI
$137.1K $50.77/SF
− OpEx
−$41.1K −$15.23/SF
NOI
$96.0K $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%
$1,919,140
Cap Rate 7%
$1,370,814
Cap Rate 9%
$1,066,189
Alternative Uses
Best Use
Multifamily LT 5
$1.37M
$1.20M – $1.60M
NOI $95,957 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$1.25M
$1.10M – $1.46M
NOI $87,661 @ 7.0% cap · market cap 6.27%
Theoretical Best
Specialty Retail
$13.19M
$11.54M – $15.39M
NOI $923,187 @ 7.0% cap · market cap 65.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
14,923
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated residences provide separate layouts, laundry arrangements, hardwood flooring, and stainless-steel kitchen appliances.
Where is this duplex located?
The property is located at 15 -17 Harriet ST San Francisco, CA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Duplex built in 1921 with approximately 2,700 square feet; 1,307‑square‑foot lot; 0.03 acres; Can be delivered completely vacant
