Edwardian Duplex with
For Sale
$1,998,000
366368 29th Ave, San Francisco, CA 94121
Two tenant-occupied flats combine period character with garage parking, storage areas, and access to a landscaped rear garden.
Property Size3,318 SF
Price / SF$602.17
Days on Market10
Property Features for 366368 29th Ave
General Information
Standard status
Active
Size
3,318 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$106,800
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$24,000
Amenities
hardwood floors
decorative fireplaces
formal dining rooms
tall windows
sunrooms
balcony
storage rooms
bonus rooms
rear garden
Building Details
Construction
Edwardian
Tenancy
Multi
Listing Agency:
Canvass Properties
Listed By:
Joan Laguatan · License #01379835
(415) 608-0544
Source:
Exprealty
Added: Sep 13
Changed: Sep 21
Last Checked: Sep 22 at 7:03PM
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.
This 3,318 SF Edwardian duplex contains two tenant-occupied 2BR/1BA flats, each arranged with high ceilings, hardwood flooring, decorative fireplaces, formal dining rooms, tall windows, and a sunroom. One residence also connects to an outdoor balcony. The ground level adds side-by-side garage parking, separate storage, and bonus rooms. Both kitchens include Bertazzoni professional-style stainless steel ranges with gas burners.
The property includes a 120ft-deep rear garden planted with mature lemon and camellia trees and a range of flowering plants. It is located one block from Sea Cliff in San Francisco, within walking distance of China Beach, Baker Beach, Lands End trails, the Presidio, Golden Gate Park, restaurants, cafes, shops, and public transit. The property has a 94 Walkscore, and the flats are subject to tenants’ rights.
The property includes a 120ft-deep rear garden planted with mature lemon and camellia trees and a range of flowering plants. It is located one block from Sea Cliff in San Francisco, within walking distance of China Beach, Baker Beach, Lands End trails, the Presidio, Golden Gate Park, restaurants, cafes, shops, and public transit. The property has a 94 Walkscore, and the flats are subject to tenants’ rights.
Key Highlights
- 3,318 SF Edwardian duplex with two 2BR/1BA flats
- 120ft‑deep rear garden with mature lemon and camellia trees
- Side‑by‑side garage parking plus separate storage and bonus 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
$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
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,586
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 combine period character with garage parking, storage areas, and access to a landscaped rear garden.
Where is this duplex located?
The property is located at 366368 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 SF Edwardian duplex with two 2BR/1BA flats; 120ft‑deep rear garden with mature lemon and camellia trees; Side‑by‑side garage parking plus separate storage and bonus rooms
