Classic Edwardian
For Sale
$1,998,000
366-368 29th AVE, San Francisco, CA 94121
Two tenant-occupied flats offer period character, garage parking, storage areas, and bright sunrooms.
Property Size3,318 SF
Price / SF$602.17
Days on Market9
Property Features for 366-368 29th AVE
General Information
Standard status
Active
Size
3,318 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$24,000
Building Details
Building Size
3,318 SF
Year Built
1924
Listing Agency:
Canvass Properties
Listed By:
Joan Laguatan · License #01379835
(415) 608-0544
Source:
Mpireluxe
Added: Sep 14
Changed: Sep 21
Last Checked: Sep 21 at 7:15AM
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 Canvass Properties
Investment Insights
Based on property information with market context.
Built in 1924, this 3,318-square-foot Edwardian duplex contains two side-by-side flats, each configured with 2 bedrooms and 1 bathroom. Interior details include high ceilings, hardwood flooring, decorative fireplaces, formal dining rooms, tall windows, and sunrooms. One residence also connects to an outdoor balcony. Both kitchens feature Bertazzoni professional-style stainless steel ranges with six gas burners.
The property includes side-by-side garage parking, separate storage and bonus rooms at ground level, and a rear garden extending 120 feet with mature lemon and camellia trees. The building is located at 366-368 29th AVE in San Francisco, one block from Sea Cliff and within walking distance of China Beach, Baker Beach, Lands End trails, the Presidio, Golden Gate Park, restaurants, cafes, shops, and public transit. The flats are tenant-occupied and offered subject to tenants rights.
The property includes side-by-side garage parking, separate storage and bonus rooms at ground level, and a rear garden extending 120 feet with mature lemon and camellia trees. The building is located at 366-368 29th AVE in San Francisco, one block from Sea Cliff and within walking distance of China Beach, Baker Beach, Lands End trails, the Presidio, Golden Gate Park, restaurants, cafes, shops, and public transit. The flats are tenant-occupied and offered subject to tenants rights.
Key Highlights
- 3,318‑square‑foot duplex built in 1924
- Two 2BR/1BA flats, both tenant‑occupied
- 120‑foot deep rear garden with mature lemon and camellia trees
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
$117,920
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
5.90%
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%
$2,358,400
$2.4M
Cap Rate 7%
$1,684,571
$1.7M
Cap Rate 9%
$1,310,222
$1.3M
Market Conditions
NOI Build-Up for 3,318 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
$179.2K $54.00/SF
− Vacancy
−$10.7K −$3.23/SF
EGI
$168.5K $50.77/SF
− OpEx
−$50.5K −$15.23/SF
NOI
$117.9K $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%
$2,358,400
Cap Rate 7%
$1,684,571
Cap Rate 9%
$1,310,222
Alternative Uses
Best Use
Multifamily LT 5
$1.68M
$1.47M – $1.97M
NOI $117,920 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$1.54M
$1.35M – $1.80M
NOI $107,726 @ 7.0% cap · market cap 5.39%
Theoretical Best
Specialty Retail
$16.21M
$14.18M – $18.91M
NOI $1,134,495 @ 7.0% cap · market cap 56.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,729
Businesses Nearby
Explore this area
Business Placement
Demographics for 94121, CA
43,115
Population
19,742
Households
2.2
Avg Household Size
42
Median Age
64%
College-Educated
92%
High-School Grad
2.5 sq mi
ZIP Area
17,246
Density / Sq Mi
$138,353
Median Household Income
$74,646
Median Earnings
$2,327
Median Rent
$1,634,600
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 tenant-occupied flats offer period character, garage parking, storage areas, and bright sunrooms.
Where is this duplex located?
The property is located at 366-368 29th AVE San Francisco, CA.
What is the asking price?
The asking price for this property is $1,998,000.
What are key features of this property?
This property features: 3,318‑square‑foot duplex built in 1924; Two 2BR/1BA flats, both tenant‑occupied; 120‑foot deep rear garden with mature lemon and camellia trees
