Renovated Duplex with Roof
New
For Sale
$1,500,000
35-37 Telegraph Place, San Francisco, CA 94133
Two vacant one-bedroom residences include private outdoor areas and separate laundry setups.
Property Size1,680 SF
Price / SF$892.86
Days on Market7
Property Features for 35-37 Telegraph Place
General Information
Standard status
Active
Size
1,680 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Units
Unit Mix
1 x 1BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
in-unit laundry
private roof deck
patio access
Building Details
Year Built
1907
Buildings
1
Listing Agency:
Colliers International
Listed By:
Readdress
(415) 275-0229
Source:
Readdress
Added: Sep 18
Changed: Sep 23
Last Checked: Sep 22 at 4:41PM
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 Colliers International
Investment Insights
Based on property information with market context.
Located at 35-37 Telegraph Place, this 1,680-square-foot duplex contains two vacant residences within a 1907 building. The upper home spans two levels with one bedroom, two bathrooms, renovated finishes, in-unit laundry, and a private roof deck with views. The lower residence offers one bedroom, one bathroom, tall ceilings, and patio access.
The property also includes an oversized one-car garage with an additional laundry setup and upgraded building systems. Its setting on a quiet cul-de-sac places it below Coit Tower and near Washington Square and North Beach. The two-unit configuration supports owner occupancy, multigenerational use, or operation as a fully leased income property.
The property also includes an oversized one-car garage with an additional laundry setup and upgraded building systems. Its setting on a quiet cul-de-sac places it below Coit Tower and near Washington Square and North Beach. The two-unit configuration supports owner occupancy, multigenerational use, or operation as a fully leased income property.
Key Highlights
- Two‑unit duplex totaling 1,680 square feet
- Upper two‑level residence with 1BR/2BA, renovated finishes, laundry, and private roof deck
- Lower 1BR/1BA residence with tall ceilings and patio access
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
$59,706
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
3.98%
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%
$1,194,120
$1.2M
Cap Rate 7%
$852,943
$852.9K
Cap Rate 9%
$663,400
$663.4K
Market Conditions
NOI Build-Up for 1,680 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
$90.7K $54.00/SF
− Vacancy
−$5.4K −$3.23/SF
EGI
$85.3K $50.77/SF
− OpEx
−$25.6K −$15.23/SF
NOI
$59.7K $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%
$1,194,120
Cap Rate 7%
$852,943
Cap Rate 9%
$663,400
Alternative Uses
Best Use
Multifamily LT 5
$852.9K
$746.3K – $995.1K
NOI $59,706 @ 7.0% cap · market cap 3.98%
Second Best
Apartment 5plus
$779.2K
$681.8K – $909.1K
NOI $54,545 @ 7.0% cap · market cap 3.64%
Theoretical Best
Specialty Retail
$8.21M
$7.18M – $9.57M
NOI $574,428 @ 7.0% cap · market cap 38.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8,313
Businesses Nearby
Explore this area
Business Placement
Demographics for 94133, CA
26,751
Population
15,733
Households
1.7
Avg Household Size
41
Median Age
55%
College-Educated
80%
High-School Grad
0.7 sq mi
ZIP Area
38,216
Density / Sq Mi
$83,025
Median Household Income
$78,478
Median Earnings
$1,985
Median Rent
$1,519,100
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 vacant one-bedroom residences include private outdoor areas and separate laundry setups.
Where is this duplex located?
The property is located at 35-37 Telegraph Place San Francisco, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,680 square feet; Upper two‑level residence with 1BR/2BA, renovated finishes, laundry, and private roof deck; Lower 1BR/1BA residence with tall ceilings and patio access
