Period Two-Unit
New
For Sale
$1,790,000
4163-4165 17th Street, San Francisco, CA 94117
Historic character pairs with an updated upper-level kitchen and bath in a residential San Francisco setting.
Property Size1,835 SF
Price / SF$975.48
Days on Market5
Property Features for 4163-4165 17th Street
General Information
Standard status
Active
Size
1,835 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Amenities
rear wood deck
landscaped backyard
rear patio
washer and dryer
Building Details
Year Built
1908
Buildings
1
Construction
Edwardian/Victorian
Listing Agency:
Monument Realty
(925) 855-3250
Listed By:
Clint Busk · License #01125923
(925) 785-0975
Source:
Exitrealty
Added: Sep 8
Changed: Sep 10
Last Checked: Sep 12 at 6:31AM
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 Monument Realty
Investment Insights
Based on property information with market context.
Built in 1908, this two-unit duplex contains 1835 square feet with two bedrooms in each residence. The building retains period character through high ceilings, detailed trim and molding, and wood flooring. The upper unit has a recently remodeled kitchen and bathroom, while both residences include practical storage and access to laundry equipment.
Outdoor features include a rear wood deck, patio, and landscaped backyard. Located in Corona Heights at 4163-4165 17th Street, the property sits within a predominantly residential area with access to major amenities. The combination of two-bedroom units, historic architectural details, and select interior updates provides a defined residential income property configuration.
Outdoor features include a rear wood deck, patio, and landscaped backyard. Located in Corona Heights at 4163-4165 17th Street, the property sits within a predominantly residential area with access to major amenities. The combination of two-bedroom units, historic architectural details, and select interior updates provides a defined residential income property configuration.
Key Highlights
- Two‑unit duplex with two bedrooms in each residence
- 1835 square feet on a 1908‑built property
- Upper unit includes a recently remodeled kitchen and bathroom
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
$65,215
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
3.64%
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%
$1,304,300
$1.3M
Cap Rate 7%
$931,643
$931.6K
Cap Rate 9%
$724,611
$724.6K
Market Conditions
NOI Build-Up for 1,835 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
$99.1K $54.00/SF
− Vacancy
−$5.9K −$3.23/SF
EGI
$93.2K $50.77/SF
− OpEx
−$27.9K −$15.23/SF
NOI
$65.2K $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%
$1,304,300
Cap Rate 7%
$931,643
Cap Rate 9%
$724,611
Alternative Uses
Best Use
Multifamily LT 5
$931.6K
$815.2K – $1.09M
NOI $65,215 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$851.1K
$744.7K – $993.0K
NOI $59,577 @ 7.0% cap · market cap 3.33%
Theoretical Best
Specialty Retail
$8.96M
$7.84M – $10.46M
NOI $627,425 @ 7.0% cap · market cap 35.05%
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
3,782
Businesses Nearby
Explore this area
Business Placement
Demographics for 94117, CA
38,451
Population
19,709
Households
2
Avg Household Size
36
Median Age
78%
College-Educated
96%
High-School Grad
1.3 sq mi
ZIP Area
29,578
Density / Sq Mi
$175,096
Median Household Income
$106,542
Median Earnings
$2,786
Median Rent
$1,641,400
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 - Historic character pairs with an updated upper-level kitchen and bath in a residential San Francisco setting.
Where is this duplex located?
The property is located at 4163-4165 17th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms in each residence; 1835 square feet on a 1908‑built property; Upper unit includes a recently remodeled kitchen and bathroom
