Duplex With Permitted
For Sale
$949,000
1601-1603 Revere Avenue San, San Francisco, CA 94124
Two primary residences are complemented by a fully permitted accessory dwelling unit and separate utility metering.
Property Size2,387 SF
Days on Market87
Property Features for 1601-1603 Revere Avenue San
General Information
Standard status
Active
Size
2,387 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA, 1 x 2BR/1BA
Multifamily Units
3
Additional Details
Cap Rate
7.39%
Public Transit
Yes
Amenities
Gas
Public Utilities, Water - Public, Individual Electric Meters, Individual Gas Meters, Shingle
Building Details
Building Size
2,387 SF
Year Built
1907
Listing Agency:
CENTURY 21 Masters
(415) 671-9881
Listed By:
Hamza Mabrouk · License #02131222
(415) 671-9881
Source:
Kw
Added: Jun 5
Changed: Aug 29
Last Checked: Aug 29 at 11:15PM
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 CENTURY 21 Masters
Investment Insights
Based on property information with market context.
This San Francisco duplex includes two primary residential units, each arranged with 2 bedrooms and 1 bath, along with a fully permitted 2-bedroom, 1-bath accessory dwelling unit. The property was built in 1907 and has public water, public utilities, individual electric meters, individual gas meters, and gas interior features.
The Bayview property is near Bayview Park, India Basin Shoreline Park, and Candlestick Point State Recreation Area. Residents also have access to the T Third Street light rail, connecting the area with destinations throughout San Francisco. A 7.39% cap rate is provided in the property information.
The Bayview property is near Bayview Park, India Basin Shoreline Park, and Candlestick Point State Recreation Area. Residents also have access to the T Third Street light rail, connecting the area with destinations throughout San Francisco. A 7.39% cap rate is provided in the property information.
Key Highlights
- Two primary 2‑bedroom, 1‑bath residential units
- Fully permitted 2‑bedroom, 1‑bath ADU
- 7.39% cap rate
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
$84,833
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
8.94%
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%
$1,696,660
$1.7M
Cap Rate 7%
$1,211,900
$1.2M
Cap Rate 9%
$942,589
$942.6K
Market Conditions
NOI Build-Up for 2,387 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
$128.9K $54.00/SF
− Vacancy
−$7.7K −$3.23/SF
EGI
$121.2K $50.77/SF
− OpEx
−$36.4K −$15.23/SF
NOI
$84.8K $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%
$1,696,660
Cap Rate 7%
$1,211,900
Cap Rate 9%
$942,589
Alternative Uses
Best Use
Multifamily LT 5
$1.21M
$1.06M – $1.41M
NOI $84,833 @ 7.0% cap · market cap 8.94%
Second Best
Apartment 5plus
$1.11M
$968.7K – $1.29M
NOI $77,499 @ 7.0% cap · market cap 8.17%
Theoretical Best
Specialty Retail
$11.66M
$10.20M – $13.60M
NOI $816,166 @ 7.0% cap · market cap 86.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,914
Businesses Nearby
Explore this area
Business Placement
Demographics for 94124, CA
39,445
Population
11,780
Households
3.3
Avg Household Size
37
Median Age
27%
College-Educated
75%
High-School Grad
4.8 sq mi
ZIP Area
8,218
Density / Sq Mi
$82,928
Median Household Income
$42,683
Median Earnings
$1,368
Median Rent
$1,043,200
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 primary residences are complemented by a fully permitted accessory dwelling unit and separate utility metering.
Where is this duplex located?
The property is located at 1601-1603 Revere Avenue San San Francisco, CA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Two primary 2‑bedroom, 1‑bath residential units; Fully permitted 2‑bedroom, 1‑bath ADU; 7.39% cap rate
