Corner Duplex With Georgian
For Sale
Contact for pricing
2100 Pine St, San Francisco, CA 94115
Detached on all four sides, the property includes a legal one-bedroom, one-bath secondary dwelling with its own entrance.
Property Size5,292 SF
Price / SF$812.36
Days on Market158
Property Features for 2100 Pine St
General Information
Standard status
Active
Size
5,292 SF
Total Parking Spaces
2
Property subtype
Multifamily
Units
Unit Mix
1 x 4BR, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
1936
Buildings
1
Stories
4
Units
2
Construction
Georgian-style
Listing Agency:
Colliers - San Francisco, California
(415) 788-3100
Listed By:
Annie Evans · License #01963487
Source:
Crexi
Added: Mar 26
Changed: Aug 29
Last Checked: Aug 29 at 11:56PM
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 Colliers - San Francisco, California
Investment Insights
Based on property information with market context.
Located at 2100 Pine Street in San Francisco, this four-story duplex contains approximately 5,292 square feet and combines a principal residence with a legal secondary dwelling. The corner-lot building is detached on all four sides and features Georgian-style architecture, high ceilings, original moldings, and detailed woodwork. The main residence includes a living room, formal dining room, and four bedrooms arranged on one level.
The ground-floor one-bedroom, one-bath unit has a separate entrance fronting Buchanan Street. A tandem two-car garage provides on-site parking. The property is situated near Fillmore Street dining and shopping and Japantown, with access to established residential and cultural amenities. The address is 2100 Pine St, San Francisco, CA 94115.
The ground-floor one-bedroom, one-bath unit has a separate entrance fronting Buchanan Street. A tandem two-car garage provides on-site parking. The property is situated near Fillmore Street dining and shopping and Japantown, with access to established residential and cultural amenities. The address is 2100 Pine St, San Francisco, CA 94115.
Key Highlights
- Approximately 5,292‑square‑foot, four‑story duplex at 2100 Pine St, San Francisco, CA 94115
- Corner‑lot building detached on all four sides
- Legal one‑bedroom, one‑bath secondary unit with separate Buchanan Street entrance
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
$188,075
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
4.37%
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%
$3,761,500
$3.8M
Cap Rate 7%
$2,686,786
$2.7M
Cap Rate 9%
$2,089,722
$2.1M
Market Conditions
NOI Build-Up for 5,292 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
$285.8K $54.00/SF
− Vacancy
−$17.1K −$3.23/SF
EGI
$268.7K $50.77/SF
− OpEx
−$80.6K −$15.23/SF
NOI
$188.1K $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%
$3,761,500
Cap Rate 7%
$2,686,786
Cap Rate 9%
$2,089,722
Alternative Uses
Best Use
Multifamily LT 5
$2.69M
$2.35M – $3.13M
NOI $188,075 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$2.45M
$2.15M – $2.86M
NOI $171,816 @ 7.0% cap · market cap 4.00%
Theoretical Best
Specialty Retail
$25.85M
$22.62M – $30.16M
NOI $1,809,447 @ 7.0% cap · market cap 42.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
11,715
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
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 - Detached on all four sides, the property includes a legal one-bedroom, one-bath secondary dwelling with its own entrance.
Where is this duplex located?
The property is located at 2100 Pine St San Francisco, CA.
What is the asking price?
The asking price for this property is $4,299,000.
What are key features of this property?
This property features: Approximately 5,292‑square‑foot, four‑story duplex at 2100 Pine St, San Francisco, CA 94115; Corner‑lot building detached on all four sides; Legal one‑bedroom, one‑bath secondary unit with separate Buchanan Street entrance
