Victorian Duplex with Expansion
New
For Sale
$1,795,000
357-359 Arguello Boulevard, San Francisco, CA 94118
Classic two-unit residence with a vacant upper flat, attic access, and ground-level space for future build-out.
Property Size3,590 SF
Days on Market6
Property Features for 357-359 Arguello Boulevard
General Information
Standard status
Active
Size
3,590 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Building Size
3,590 SF
Year Built
1906
Buildings
1
Construction
Victorian
Listing Agency:
Park North Real Estate
Listed By:
Samantha Competente
Source:
Paytonslist
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 9:33PM
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 Park North Real Estate
Investment Insights
Based on property information with market context.
Built in 1906, this 3,590-square-foot Victorian duplex includes two residential flats and distinct areas for renovation or expansion. The lower unit is an updated two-bedroom residence with separate living and dining rooms. The upper flat is vacant and connects to an attic that could accommodate up to 1,200 additional square feet, subject to verification. Approximately 700 square feet of unfinished ground-level area sits behind the garage, with room remaining for two-car parking.
The property includes a level rear yard suitable for landscaping or outdoor use. It is located in Jordan Park/Laurel Heights near Presidio Heights and the Inner Richmond, with access to Sea Cliff, Lake Street, the Arguello Gate entrance to the Presidio, and the Clement Street Farmers Market. Public transportation is steps away, and Arsicault Bakery and Rose Pizzeria are nearby.
The property includes a level rear yard suitable for landscaping or outdoor use. It is located in Jordan Park/Laurel Heights near Presidio Heights and the Inner Richmond, with access to Sea Cliff, Lake Street, the Arguello Gate entrance to the Presidio, and the Clement Street Farmers Market. Public transportation is steps away, and Arsicault Bakery and Rose Pizzeria are nearby.
Key Highlights
- 3,590‑square‑foot Victorian duplex built in 1906
- Vacant upper flat with attic access and up to 1,200 additional square feet
- Updated lower flat with two bedrooms and separate living and dining rooms
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
$127,587
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
7.11%
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%
$2,551,740
$2.6M
Cap Rate 7%
$1,822,671
$1.8M
Cap Rate 9%
$1,417,633
$1.4M
Market Conditions
NOI Build-Up for 3,590 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
$193.9K $54.00/SF
− Vacancy
−$11.6K −$3.23/SF
EGI
$182.3K $50.77/SF
− OpEx
−$54.7K −$15.23/SF
NOI
$127.6K $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%
$2,551,740
Cap Rate 7%
$1,822,671
Cap Rate 9%
$1,417,633
Alternative Uses
Best Use
Multifamily LT 5
$1.82M
$1.59M – $2.13M
NOI $127,587 @ 7.0% cap · market cap 7.11%
Second Best
Apartment 5plus
$1.67M
$1.46M – $1.94M
NOI $116,557 @ 7.0% cap · market cap 6.49%
Theoretical Best
Specialty Retail
$17.54M
$15.34M – $20.46M
NOI $1,227,497 @ 7.0% cap · market cap 68.38%
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
4,244
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 - Classic two-unit residence with a vacant upper flat, attic access, and ground-level space for future build-out.
Where is this duplex located?
The property is located at 357-359 Arguello Boulevard 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: 3,590‑square‑foot Victorian duplex built in 1906; Vacant upper flat with attic access and up to 1,200 additional square feet; Updated lower flat with two bedrooms and separate living and dining rooms
