Duplex with Bonus Living
New
For Sale
$2,195,000
3124-3126 Turk Boulevard, San Francisco, CA 94118
Two full-floor residences are complemented by renovated, separately accessed bonus space with a private deck.
Property Size3,580 SF
Days on Market4
Property Features for 3124-3126 Turk Boulevard
General Information
Standard status
Active
Size
3,580 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Amenities
backyard
sun deck
patio areas
Building Details
Building Size
3,580 SF
Year Built
1925
Buildings
1
Construction
Edwardian
Listing Agency:
Compass
Listed By:
Aaron M Bellings
Source:
Swanngroupsf
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 9:46AM
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
Investment Insights
Based on property information with market context.
Built in 1925, this 3,580-square-foot duplex contains two full-floor flats and a renovated one-bedroom, one-bath bonus space with a kitchenette, separate entrance, and private deck. The lower flat and bonus space are vacant; the upper flat is occupied. Both residences have two bedrooms, a formal dining room, a separate kitchen, a full bath, and in-unit laundry. The lower flat also includes a sunroom that can serve as a third bedroom, while the upper flat has flexible space for an office or possible third bedroom. Original hardwood floors, period details, bay windows, built-in shelving, and a wood-burning fireplace distinguish the lower residence. An oversized two-car garage and shared backyard with a sun deck, mature trees, and patio areas round out the property.
The property has a 92 Walk Score and is a few blocks from Rossi Park and USF. Golden Gate Park, Clement Street, and Balboa Street are also nearby.
The property has a 92 Walk Score and is a few blocks from Rossi Park and USF. Golden Gate Park, Clement Street, and Balboa Street are also nearby.
Key Highlights
- 3,580‑square‑foot duplex with two full‑floor flats and renovated one‑bedroom, one‑bath bonus space
- Built in 1925; lower residence and bonus space are vacant, while the upper flat is occupied
- Oversized two‑car garage and shared backyard with sun deck, mature trees, and multiple patio areas
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
$127,232
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
5.80%
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%
$2,544,640
$2.5M
Cap Rate 7%
$1,817,600
$1.8M
Cap Rate 9%
$1,413,689
$1.4M
Market Conditions
NOI Build-Up for 3,580 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
$193.3K $54.00/SF
− Vacancy
−$11.6K −$3.23/SF
EGI
$181.8K $50.77/SF
− OpEx
−$54.5K −$15.23/SF
NOI
$127.2K $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%
$2,544,640
Cap Rate 7%
$1,817,600
Cap Rate 9%
$1,413,689
Alternative Uses
Best Use
Multifamily LT 5
$1.82M
$1.59M – $2.12M
NOI $127,232 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$1.66M
$1.45M – $1.94M
NOI $116,232 @ 7.0% cap · market cap 5.30%
Theoretical Best
Specialty Retail
$17.49M
$15.30M – $20.40M
NOI $1,224,078 @ 7.0% cap · market cap 55.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
3,876
Businesses Nearby
Explore this area
Business Placement
Demographics for 94118, CA
42,356
Population
19,052
Households
2.2
Avg Household Size
37
Median Age
72%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
21,178
Density / Sq Mi
$159,550
Median Household Income
$92,946
Median Earnings
$2,695
Median Rent
$1,817,200
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 full-floor residences are complemented by renovated, separately accessed bonus space with a private deck.
Where is this duplex located?
The property is located at 3124-3126 Turk Boulevard San Francisco, CA.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: 3,580‑square‑foot duplex with two full‑floor flats and renovated one‑bedroom, one‑bath bonus space; Built in 1925; lower residence and bonus space are vacant, while the upper flat is occupied; Oversized two‑car garage and shared backyard with sun deck, mature trees, and multiple patio areas
