Remodeled Duplex with Outdoor
For Sale
$1,695,000
169 Corbett Avenue, San Francisco, CA 94114
Two residences include private outdoor areas, with one remodeled unit available for occupancy.
Property Size2,932 SF
Days on Market9
Property Features for 169 Corbett Avenue
General Information
Standard status
Active
Size
2,932 SF
Property subtype
Duplex
Building Details
Building Size
2,932 SF
Year Built
1900
Listing Agency:
Compass
(415) 321-7000
Listed By:
Allison Chapleau
Source:
Bonniespindler
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 31 at 9:32PM
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.
This San Francisco duplex contains two 2BD/1BA residences. The upper unit is vacant and remodeled with wide-plank hardwood flooring, a bathroom with dual sinks, broad windows, and a private rear deck oriented toward Corona Heights and Twin Peaks. The lower residence is occupied and includes in-unit laundry, a dishwasher, hillside views, its own deck, and access to the backyard.
The ground level adds a bonus 1-bedroom area with a living room, kitchen, bathroom, sauna, shared laundry, and deck access. The bedroom, living room, bathroom, and sauna were legalized through a completed building permit, according to the 3R Report. The property is on a quiet residential block near Corona Heights Park and its trails, with Castro and Eureka Valley shops, restaurants, cafés, and nightlife nearby. Noe Valley and surrounding neighborhoods are also accessible.
The ground level adds a bonus 1-bedroom area with a living room, kitchen, bathroom, sauna, shared laundry, and deck access. The bedroom, living room, bathroom, and sauna were legalized through a completed building permit, according to the 3R Report. The property is on a quiet residential block near Corona Heights Park and its trails, with Castro and Eureka Valley shops, restaurants, cafés, and nightlife nearby. Noe Valley and surrounding neighborhoods are also accessible.
Key Highlights
- Two 2BD/1BA residences, including a vacant remodeled upper unit
- Upper residence has wide‑plank hardwood floors, dual‑sink bathroom, and expansive windows
- Private decks provide outdoor space and outlooks toward Corona Heights and Twin Peaks
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
$104,202
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
6.15%
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%
$2,084,040
$2.1M
Cap Rate 7%
$1,488,600
$1.5M
Cap Rate 9%
$1,157,800
$1.2M
Market Conditions
NOI Build-Up for 2,932 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
$158.3K $54.00/SF
− Vacancy
−$9.5K −$3.23/SF
EGI
$148.9K $50.77/SF
− OpEx
−$44.7K −$15.23/SF
NOI
$104.2K $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%
$2,084,040
Cap Rate 7%
$1,488,600
Cap Rate 9%
$1,157,800
Alternative Uses
Best Use
Multifamily LT 5
$1.49M
$1.30M – $1.74M
NOI $104,202 @ 7.0% cap · market cap 6.15%
Second Best
Apartment 5plus
$1.36M
$1.19M – $1.59M
NOI $95,193 @ 7.0% cap · market cap 5.62%
Theoretical Best
Specialty Retail
$14.32M
$12.53M – $16.71M
NOI $1,002,513 @ 7.0% cap · market cap 59.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,798
Businesses Nearby
Explore this area
Business Placement
Demographics for 94114, CA
33,683
Population
18,686
Households
1.8
Avg Household Size
40
Median Age
79%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
24,059
Density / Sq Mi
$196,528
Median Household Income
$117,677
Median Earnings
$2,898
Median Rent
$1,771,700
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 residences include private outdoor areas, with one remodeled unit available for occupancy.
Where is this duplex located?
The property is located at 169 Corbett Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Two 2BD/1BA residences, including a vacant remodeled upper unit; Upper residence has wide‑plank hardwood floors, dual‑sink bathroom, and expansive windows; Private decks provide outdoor space and outlooks toward Corona Heights and Twin Peaks
