Two-Unit Duplex with Attached
For Sale
$1,295,000
4116-4118 Moraga Street, San Francisco, CA 94122
Two residences feature updated kitchens, in-unit laundry, and private outdoor areas.
Property Size1,460 SF
Price / SF$886.99
Days on Market15
Property Features for 4116-4118 Moraga Street
General Information
Standard status
Active
Size
1,460 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR, 1 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
in-unit washer/dryer
front patio
garden space
Building Details
Year Built
1910
Buildings
1
Listing Agency:
J.Peter Realtors
(408) 465-4899
Listed By:
The Jamison Team
(408) 465-4899
Source:
Tuscanaproperties
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 29 at 11:01AM
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 J.Peter Realtors
Investment Insights
Based on property information with market context.
Built in 1910, this 1,460-square-foot duplex contains two separate residences with distinct layouts and interior updates. The lower unit includes two bedrooms, an updated bathroom and kitchen, wood flooring, in-unit laundry, and a front patio. The upper one-bedroom unit offers an updated kitchen, a combined living and dining area, a separate family room, hardwood flooring, and its own washer and dryer.
Outdoor and parking features include a front yard with patio and garden areas, an attached one-car garage, and a long driveway. The property is located near Great Highway, Sunset Dunes Park, and Ocean Beach, with restaurants, markets, and public transit access described as being within blocks.
Outdoor and parking features include a front yard with patio and garden areas, an attached one-car garage, and a long driveway. The property is located near Great Highway, Sunset Dunes Park, and Ocean Beach, with restaurants, markets, and public transit access described as being within blocks.
Key Highlights
- Two‑unit duplex with 1,460 square feet of building area
- Lower unit has 2 bedrooms, updated kitchen and bath, wood floors, laundry, and front patio
- Upper unit includes 1 bedroom, updated kitchen, living/dining area, family room, and in‑unit laundry
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
$49,005
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
3.78%
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%
$980,100
$980.1K
Cap Rate 7%
$700,071
$700.1K
Cap Rate 9%
$544,500
$544.5K
Market Conditions
NOI Build-Up for 1,460 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
$74.5K $51.00/SF
− Vacancy
−$4.5K −$3.05/SF
EGI
$70.0K $47.95/SF
− OpEx
−$21.0K −$14.39/SF
NOI
$49.0K $33.57/SF
Area
ZIP 94122
Vacancy
5.98%
Lease Rate
$51.00 /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%
$980,100
Cap Rate 7%
$700,071
Cap Rate 9%
$544,500
Alternative Uses
Best Use
Multifamily LT 5
$700.1K
$612.6K – $816.8K
NOI $49,005 @ 7.0% cap · market cap 3.78%
Second Best
Apartment 5plus
$629.4K
$550.8K – $734.4K
NOI $44,061 @ 7.0% cap · market cap 3.40%
Theoretical Best
—
—
same as Best Use
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
702
Businesses Nearby
Explore this area
Business Placement
Demographics for 94122, CA
57,160
Population
24,155
Households
2.4
Avg Household Size
39
Median Age
63%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
17,321
Density / Sq Mi
$145,717
Median Household Income
$80,501
Median Earnings
$2,720
Median Rent
$1,507,100
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 - Two residences feature updated kitchens, in-unit laundry, and private outdoor areas.
Where is this duplex located?
The property is located at 4116-4118 Moraga Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,460 square feet of building area; Lower unit has 2 bedrooms, updated kitchen and bath, wood floors, laundry, and front patio; Upper unit includes 1 bedroom, updated kitchen, living/dining area, family room, and in‑unit laundry
