Edwardian Duplex with ADU
New
For Sale
$1,695,000
3323-3325 26th Street, San Francisco, CA 94110
Residential Income, San Francisco, CA
Property Size2,870 SF
Lot Size0.07 Acres
Price / SF$590.59
Days on Market4
Property Features for 3323-3325 26th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 5, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 6, Basement, Bedroom 3, Bathroom 2, Laundry Room
Patio and Porch features
Patio
Interior features
Low Flow Plumbing Fixtures, Low-Flow Toilet(s), Storage
Appliances
Dishwasher, Free-Standing Gas Range, Free-Standing Refrigerator, Varies By Unit
Lot features
Shape Regular, Shape Regular
View
City
Subdivision
SF District 9
Standard status
Active
APN
6571023A
Size
2,870 SF
Lot size
0.07 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Water source
Public
Building Details
Year built
1912
Floors in Building
2
Number of units
2
Flooring type
Wood, Carpet, Tile
Building materials
Wood Siding
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Compass
(415) 660-9955
Listed By:
Robert Wall · License #00970104
(212) 913-9058
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 at 9:06PM
MLS# 426157989
Copyright © 2026 San Francisco Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1912, this Edwardian-style duplex contains approximately 2,870 square feet of living space across two flats, each configured with 3 bedrooms and 1 bathroom. The property sits on a 0.066-acre lot and includes a lower level, storage, laundry room, patio, wood siding, and a mix of wood, carpet, and tile flooring. Central heating serves the building, while unit appliances vary and include dishwashers, gas ranges, and refrigerators.
Approved permits are available for two additional ADU units, each planned as a 1-bedroom, 1-bathroom layout. Public water and sewer serve the property, with cable available. The building is located at 3323-3325 26th Street in San Francisco's Mission District, near restaurants and nightlife with commuter access nearby.
Approved permits are available for two additional ADU units, each planned as a 1-bedroom, 1-bathroom layout. Public water and sewer serve the property, with cable available. The building is located at 3323-3325 26th Street in San Francisco's Mission District, near restaurants and nightlife with commuter access nearby.
Key Highlights
- 2,870 square feet of living space across two residential flats
- Each flat has 3 bedrooms and 1 bathroom
- Approved permits for two 1‑bedroom, 1‑bathroom ADU units
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
$96,332
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
5.68%
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%
$1,926,640
$1.9M
Cap Rate 7%
$1,376,171
$1.4M
Cap Rate 9%
$1,070,356
$1.1M
Market Conditions
NOI Build-Up for 2,870 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
$146.4K $51.00/SF
− Vacancy
−$8.8K −$3.05/SF
EGI
$137.6K $47.95/SF
− OpEx
−$41.3K −$14.39/SF
NOI
$96.3K $33.57/SF
Area
ZIP 94110
Vacancy
5.98%
Lease Rate
$51.00 /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%
$1,926,640
Cap Rate 7%
$1,376,171
Cap Rate 9%
$1,070,356
Alternative Uses
Best Use
Multifamily LT 5
$1.38M
$1.20M – $1.61M
NOI $96,332 @ 7.0% cap · market cap 5.68%
Second Best
Apartment 5plus
$1.27M
$1.11M – $1.48M
NOI $88,743 @ 7.0% cap · market cap 5.24%
Theoretical Best
Specialty Retail
$14.02M
$12.27M – $16.36M
NOI $981,314 @ 7.0% cap · market cap 57.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,570
Businesses Nearby
Explore this area
Business Placement
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
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 separate flats offer three-bedroom layouts, central heating, storage, and access to a lower-level expansion area.
Where is this duplex located?
The property is located at 3323-3325 26th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: 2,870 square feet of living space across two residential flats; Each flat has 3 bedrooms and 1 bathroom; Approved permits for two 1‑bedroom, 1‑bathroom ADU units
