Two-Unit Duplex with
New
For Sale
$988,888
277 Lisbon Street, San Francisco, CA 94112
Residential property with attic space, off-street parking, and separate two-bedroom layouts.
Property Size1,652 SF
Price / SF$598.60
Days on Market2
Property Features for 277 Lisbon Street
General Information
Standard status
Active
Size
1,652 SF
Property subtype
Multi-Family
Building Details
Year Built
1908
Listing Agency:
Coldwell Banker Realty
(916) 972-0212
Listed By:
The Jamison Team
(408) 465-4899
Source:
Tuscanaproperties
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 22 at 3:16PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1908, this 1,652-square-foot duplex contains two separate residential units. One unit offers 2 bedrooms and 2 bathrooms, along with a livable attic that can provide additional living, office, or storage space. The second unit includes 2 bedrooms, 1 bathroom, and a one-car garage. One unit requires remodeling, allowing the next owner to update the interior.
The property is located at 277 Lisbon Street in San Francisco’s Excelsior District, near local shops, restaurants, public transportation, parks, schools, and major commuter routes. The combination of two independent units, supplemental attic space, and garage parking supports a range of residential ownership and occupancy arrangements.
The property is located at 277 Lisbon Street in San Francisco’s Excelsior District, near local shops, restaurants, public transportation, parks, schools, and major commuter routes. The combination of two independent units, supplemental attic space, and garage parking supports a range of residential ownership and occupancy arrangements.
Key Highlights
- Two‑unit duplex with 1,652 SF of building area
- One 2‑bedroom, 2‑bathroom unit with livable attic space
- Second unit includes 2 bedrooms and 1 bathroom
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
$66,540
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
6.73%
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%
$1,330,800
$1.3M
Cap Rate 7%
$950,571
$950.6K
Cap Rate 9%
$739,333
$739.3K
Market Conditions
NOI Build-Up for 1,652 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
$101.1K $61.20/SF
− Vacancy
−$6.0K −$3.66/SF
EGI
$95.1K $57.54/SF
− OpEx
−$28.5K −$17.26/SF
NOI
$66.5K $40.28/SF
Area
ZIP 94112
Vacancy
5.98%
Lease Rate
$61.20 /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%
$1,330,800
Cap Rate 7%
$950,571
Cap Rate 9%
$739,333
Alternative Uses
Best Use
Multifamily LT 5
$950.6K
$831.8K – $1.11M
NOI $66,540 @ 7.0% cap · market cap 6.73%
Second Best
Apartment 5plus
$861.1K
$753.5K – $1.00M
NOI $60,276 @ 7.0% cap · market cap 6.10%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,683
Businesses Nearby
Explore this area
Business Placement
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Residential property with attic space, off-street parking, and separate two-bedroom layouts.
Where is this duplex located?
The property is located at 277 Lisbon Street San Francisco, CA.
What is the asking price?
The asking price for this property is $988,888.
What are key features of this property?
This property features: Two‑unit duplex with 1,652 SF of building area; One 2‑bedroom, 2‑bathroom unit with livable attic space; Second unit includes 2 bedrooms and 1 bathroom
