Duplex on an Oversized
For Sale
$1,100,000
333-335 Potrero Avenue, San Francisco, CA 94103
1905 construction with access to shopping, cafés, transit, and major freeways.
Property Size1,776 SF
Days on Market740
Property Features for 333-335 Potrero Avenue
General Information
Standard status
Active
Size
1,776 SF
Property subtype
Duplex
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Building Size
1,776 SF
Year Built
1905
Buildings
1
Listing Agency:
SkyGroup Realty Inc.
Listed By:
Anh H Pham
(650) 380-6364
Source:
Bonniespindler
Added: Aug 24, 2024
Changed: Sep 1
Last Checked: Aug 31 at 9:29PM
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 SkyGroup Realty Inc.
Investment Insights
Based on property information with market context.
Located at 333-335 Potrero Avenue in San Francisco, this duplex contains two residential units and was constructed in 1905. The property sits on an oversized lot within the Potrero Hill district, near the Inner Mission border.
Shopping and cafés are within walking distance, while downtown, major freeways, and BART stations are described as minutes away. The setting combines neighborhood retail and dining access with connections to regional transportation. The property is offered for sale and may suit an owner-user or investor seeking a two-unit residential asset.
Shopping and cafés are within walking distance, while downtown, major freeways, and BART stations are described as minutes away. The setting combines neighborhood retail and dining access with connections to regional transportation. The property is offered for sale and may suit an owner-user or investor seeking a two-unit residential asset.
Key Highlights
- Two‑unit duplex at 333‑335 Potrero Avenue
- Oversized lot in San Francisco’s Potrero Hill district
- Built in 1905
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
$63,118
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
5.74%
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%
$1,262,360
$1.3M
Cap Rate 7%
$901,686
$901.7K
Cap Rate 9%
$701,311
$701.3K
Market Conditions
NOI Build-Up for 1,776 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
$95.9K $54.00/SF
− Vacancy
−$5.7K −$3.23/SF
EGI
$90.2K $50.77/SF
− OpEx
−$27.1K −$15.23/SF
NOI
$63.1K $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%
$1,262,360
Cap Rate 7%
$901,686
Cap Rate 9%
$701,311
Alternative Uses
Best Use
Multifamily LT 5
$901.7K
$789.0K – $1.05M
NOI $63,118 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$823.7K
$720.8K – $961.0K
NOI $57,661 @ 7.0% cap · market cap 5.24%
Theoretical Best
Specialty Retail
$8.68M
$7.59M – $10.12M
NOI $607,252 @ 7.0% cap · market cap 55.20%
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
6,956
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
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 - 1905 construction with access to shopping, cafés, transit, and major freeways.
Where is this duplex located?
The property is located at 333-335 Potrero Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two‑unit duplex at 333‑335 Potrero Avenue; Oversized lot in San Francisco’s Potrero Hill district; Built in 1905
