3,400 SF Duplex with Outdoor
For Sale
Contact for pricing
Pending
280-282 Roosevelt Way, San Francisco, CA 94114
Vacant 3,400 SF duplex with two-car garage and private deck plus two southeast-facing balconies.
Property Size3,400 SF
Days on Market147
Property Features for 280-282 Roosevelt Way
General Information
Standard status
Pending
Size
3,400 SF
Total Parking Spaces
2
Property subtype
Multifamily
Zoning
RH-2
Additional Details
Multifamily Units
2
Building Details
Year Built
1976
Stories
3
Listing Agency:
Compass San Francisco
Listed By:
Anna Yu · License #CA 02117792
Source:
Crexi
Added: Apr 15
Changed: Aug 8
Last Checked: Jul 24 at 8:46AM
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 San Francisco
Investment Insights
Based on property information with market context.
280-282 Roosevelt Way is a vacant, well-proportioned 3,400 sq. ft. duplex designed with two separate units. The property includes a two-car garage with washer, dryer, toilet, shower, and a storage closet. The upper unit features three bedrooms and two bathrooms, along with two southeast-facing balconies for outdoor space and natural light. The lower unit also has three bedrooms and two bathrooms and opens to a spacious private deck suited for outdoor use.
Set on a quiet residential street in one of San Francisco’s desirable neighborhoods, the elevated outlook supports bright, open living. The balconies provide views of downtown San Francisco and Corona Heights Park, creating a consistent indoor-outdoor connection across both units.
Overall, the building combines generous interior living space with outdoor areas and on-site parking, offering flexibility for an owner-occupant, multi-generational living arrangement, or investment use.
Set on a quiet residential street in one of San Francisco’s desirable neighborhoods, the elevated outlook supports bright, open living. The balconies provide views of downtown San Francisco and Corona Heights Park, creating a consistent indoor-outdoor connection across both units.
Overall, the building combines generous interior living space with outdoor areas and on-site parking, offering flexibility for an owner-occupant, multi-generational living arrangement, or investment use.
Key Highlights
- Vacant 3,400 SF duplex built in 1976 with two‑car garage
- Upper unit: 3 bedrooms, 2 bathrooms, plus two southeast‑facing balconies
- Upper balconies offer views of downtown San Francisco and Corona Heights Park
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
$120,835
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%
$2,416,700
$2.4M
Cap Rate 7%
$1,726,214
$1.7M
Cap Rate 9%
$1,342,611
$1.3M
Market Conditions
NOI Build-Up for 3,400 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
$183.6K $54.00/SF
− Vacancy
−$11.0K −$3.23/SF
EGI
$172.6K $50.77/SF
− OpEx
−$51.8K −$15.23/SF
NOI
$120.8K $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%
$2,416,700
Cap Rate 7%
$1,726,214
Cap Rate 9%
$1,342,611
Alternative Uses
Best Use
Multifamily LT 5
$1.73M
$1.51M – $2.01M
NOI $120,835 @ 7.0% cap · market cap 6.73%
Second Best
Apartment 5plus
$1.58M
$1.38M – $1.84M
NOI $110,388 @ 7.0% cap · market cap 6.15%
Theoretical Best
Specialty Retail
$16.61M
$14.53M – $19.38M
NOI $1,162,532 @ 7.0% cap · market cap 64.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,279
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 - Vacant 3,400 SF duplex with two-car garage and private deck plus two southeast-facing balconies.
Where is this duplex located?
The property is located at 280-282 Roosevelt Way San Francisco, CA.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Vacant 3,400 SF duplex built in 1976 with two‑car garage; Upper unit: 3 bedrooms, 2 bathrooms, plus two southeast‑facing balconies; Upper balconies offer views of downtown San Francisco and Corona Heights Park
