Edwardian Duplex with Private
2388-2390 Bryant Street San Francisco, CA 94110
2388-2390 Bryant Street, San Francisco, CA, 94110
$1,495,000
For Sale
$1,495,000
Two Edwardian residences with updated kitchens, in-unit laundry, and private outdoor decks, with one unit delivered vacant.
Property Size2,335 SF
Price / SF$640.26
Days on Market47
Property Features for 2388-2390 Bryant Street
General Information
- Standard status
- Active
- Size
- 2,335 SF
- Property subtype
- Duplex
Building Details
- Year Built
- 1902
Listing agency
Compass
(415) 309-3795
Listed by
Scott Whelan
Source
Cityrealestatesf
Added: Jun 5 Updated: Jul 21 at 1:36AM Checked: Jul 21 at 6:21AM
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 classic Mission District Edwardian duplex presents two separate residences with traditional character and recent updates. The upper unit is configured as a 3-bedroom home, while the freshly updated lower residence is a spacious two-level 3-bedroom, 2-bath layout with features previously used as a 4-bedroom configuration, supporting flexible occupancy options. Both homes include softwood floors, high ceilings, bay windows, crown moldings, built-in hutches, and original millwork. Updated kitchens include stainless steel appliances and glass tile backsplashes. Bathrooms are finished with marble, and each residence has in-unit laundry plus a private outdoor deck.
The property is located at 2388-2390 Bryant Street in San Francisco’s Mission, just blocks from neighborhood markets, popular restaurants, nightlife, parks, BART, and Muni, with convenient access to Highways 101 and 280.
Current delivery includes 2388 as vacant and 2390 tenant-occupied, providing a buyer the option to live in one unit while generating income from the other.
The property is located at 2388-2390 Bryant Street in San Francisco’s Mission, just blocks from neighborhood markets, popular restaurants, nightlife, parks, BART, and Muni, with convenient access to Highways 101 and 280.
Current delivery includes 2388 as vacant and 2390 tenant-occupied, providing a buyer the option to live in one unit while generating income from the other.
Key Highlights
- 1902 Edwardian duplex with classic details: softwood floors, high ceilings, bay windows, crown moldings, built‑in hutches, and original millwork
- Two separate residences: upper unit is a 3‑bedroom; lower residence is a spacious 3‑bedroom, 2‑bath two‑level home
- Freshly updated lower residence previously functioned as a 4‑bedroom, offering layout flexibility for owner‑occupancy or rentals
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $119.1k | $51.00 |
| − Vacancy | −$7.1k | −$3.05 |
| EGI | $112.0k | $47.95 |
| − OpEx | −$33.6k | −$14.39 |
| NOI | $78.4k | $33.57 |
2,335 SF · lease $51.00/SF/yr · vacancy 5.98% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$1.12M
$979.7K – $1.31M
NOI $78,375 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$1.03M
$902.5K – $1.20M
NOI $72,201 @ 7.0% cap · market cap 4.83%
Theoretical Best
Specialty Retail
$11.41M
$9.98M – $13.31M
NOI $798,386 @ 7.0% cap · market cap 53.40%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Two Edwardian residences with updated kitchens, in-unit laundry, and private outdoor decks, with one unit delivered vacant.
Where is this duplex located?
The property is located at 2388-2390 Bryant Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 1902 Edwardian duplex with classic details: softwood floors, high ceilings, bay windows, crown moldings, built‑in hutches, and original millwork; Two separate residences: upper unit is a 3‑bedroom; lower residence is a spacious 3‑bedroom, 2‑bath two‑level home; Freshly updated lower residence previously functioned as a 4‑bedroom, offering layout flexibility for owner‑occupancy or rentals
