Edwardian Duplex with Rear
New
For Sale
$1,698,000
420-422 Linden Street, San Francisco, CA 94102
Vacant two-unit property with an updated kitchen, period details, and direct access to a rear patio.
Property Size2,200 SF
Price / SF$771.82
Days on Market4
Property Features for 420-422 Linden Street
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Multi-Family
Units
Unit Mix
2BR/1BA, 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
wood floors
fireplaces
updated kitchen
rear patio
Building Details
Year Built
1909
Construction
Edwardian
Listing Agency:
Brian Durnian, Calistoga Realty Co Inc
Listed By:
The Jamison Team
(408) 465-4899
Source:
Tuscanaproperties
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 12 at 7:39AM
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 Brian Durnian, Calistoga Realty Co Inc
Investment Insights
Based on property information with market context.
Built in 1909, this vacant Edwardian duplex contains approximately 2,200 square feet across two residences. The upper home includes two bedrooms, one bathroom, high ceilings, and an updated kitchen. The lower home provides one bedroom, one bathroom, and direct access to a rear patio. Warm wood flooring, fireplaces, and period architectural elements continue throughout both units.
The property is located on Linden Street in Hayes Valley, near Patricia’s Green, restaurants, boutiques, and neighborhood cafes. Cultural destinations including the Symphony, Opera House, and SFJAZZ Center are also nearby, with public transportation providing additional access. The building’s two-unit configuration supports a range of residential ownership and occupancy arrangements.
The property is located on Linden Street in Hayes Valley, near Patricia’s Green, restaurants, boutiques, and neighborhood cafes. Cultural destinations including the Symphony, Opera House, and SFJAZZ Center are also nearby, with public transportation providing additional access. The building’s two-unit configuration supports a range of residential ownership and occupancy arrangements.
Key Highlights
- Vacant Edwardian duplex with 2,200 square feet
- Two residences: upper unit has 2 bedrooms and 1 bathroom; lower unit has 1 bedroom and 1 bathroom
- Upper residence includes an updated kitchen and high ceilings
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
$78,187
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
4.60%
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%
$1,563,740
$1.6M
Cap Rate 7%
$1,116,957
$1.1M
Cap Rate 9%
$868,744
$868.7K
Market Conditions
NOI Build-Up for 2,200 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
$118.8K $54.00/SF
− Vacancy
−$7.1K −$3.23/SF
EGI
$111.7K $50.77/SF
− OpEx
−$33.5K −$15.23/SF
NOI
$78.2K $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%
$1,563,740
Cap Rate 7%
$1,116,957
Cap Rate 9%
$868,744
Alternative Uses
Best Use
Multifamily LT 5
$1.12M
$977.3K – $1.30M
NOI $78,187 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$1.02M
$892.9K – $1.19M
NOI $71,428 @ 7.0% cap · market cap 4.21%
Theoretical Best
Specialty Retail
$10.75M
$9.40M – $12.54M
NOI $752,227 @ 7.0% cap · market cap 44.30%
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
9,549
Businesses Nearby
Explore this area
Business Placement
Demographics for 94102, CA
39,432
Population
23,153
Households
1.7
Avg Household Size
40
Median Age
42%
College-Educated
81%
High-School Grad
0.7 sq mi
ZIP Area
56,331
Density / Sq Mi
$64,781
Median Household Income
$55,873
Median Earnings
$1,517
Median Rent
$996,300
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 - Vacant two-unit property with an updated kitchen, period details, and direct access to a rear patio.
Where is this duplex located?
The property is located at 420-422 Linden Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,698,000.
What are key features of this property?
This property features: Vacant Edwardian duplex with 2,200 square feet; Two residences: upper unit has 2 bedrooms and 1 bathroom; lower unit has 1 bedroom and 1 bathroom; Upper residence includes an updated kitchen and high ceilings
