Duplex
For Sale
$908,900
420 Harkness Avenue, San Francisco, CA 94134
MULTI_FAMILY - San Francisco, CA
Property Size1,412 SF
Lot Size0.04 Acres
Price / SF$643.70
Days on Market121
Property Features for 420 Harkness Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
1
Rooms
Bedroom 1
Directions
DO NOT SHOW. Use Google for a drive-by
Subdivision
SF District 10
Special listing conditions
Auction
Standard status
Active
APN
6166017
Size
1,412 SF
Lot size
0.04 Acres
Building Details
Year built
1937
Number of units
2
Listing Agency:
Vylla Home
(562) 480-9884
Listed By:
Melody Kramer · License #01397744
(707) 689-3244
Added: May 5
Changed: Aug 13
Last Checked: Sep 2 at 6:06AM
MLS# 426126548
Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
A small-lot duplex property at 420 Harkness Avenue offering 3 bedrooms, 2 bathrooms, and 1,412 square feet of bright, flexible living space. The home sits on a 0.0367-acre lot and was built in 1937. This property is being sold as-is, and buyers should plan to bring finishing touches.
The home is well-situated near schools, shopping, dining, major freeways, and public transportation, supporting both family use and commuter convenience. It also features city views.
With a compact footprint and straightforward layout, this is a fit for buyers looking to personalize a smaller property on its own lot, while doing their due diligence on City, County, zoning, and tax records before closing.
The home is well-situated near schools, shopping, dining, major freeways, and public transportation, supporting both family use and commuter convenience. It also features city views.
With a compact footprint and straightforward layout, this is a fit for buyers looking to personalize a smaller property on its own lot, while doing their due diligence on City, County, zoning, and tax records before closing.
Key Highlights
- 3 bedrooms and 2 bathrooms
- 1,412 sq ft bright, flexible living space
- 0.0367‑acre lot
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
$50,182
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
5.52%
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%
$1,003,640
$1.0M
Cap Rate 7%
$716,886
$716.9K
Cap Rate 9%
$557,578
$557.6K
Market Conditions
NOI Build-Up for 1,412 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
$76.2K $54.00/SF
− Vacancy
−$4.6K −$3.23/SF
EGI
$71.7K $50.77/SF
− OpEx
−$21.5K −$15.23/SF
NOI
$50.2K $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%
$1,003,640
Cap Rate 7%
$716,886
Cap Rate 9%
$557,578
Alternative Uses
Best Use
Multifamily LT 5
$716.9K
$627.3K – $836.4K
NOI $50,182 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$654.9K
$573.0K – $764.1K
NOI $45,843 @ 7.0% cap · market cap 5.04%
Theoretical Best
Specialty Retail
$6.90M
$6.03M – $8.05M
NOI $482,793 @ 7.0% cap · market cap 53.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,115
Businesses Nearby
Explore this area
Business Placement
Demographics for 94134, CA
41,695
Population
13,232
Households
3.2
Avg Household Size
42
Median Age
30%
College-Educated
77%
High-School Grad
2.6 sq mi
ZIP Area
16,037
Density / Sq Mi
$107,566
Median Household Income
$49,939
Median Earnings
$1,674
Median Rent
$1,064,100
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 - Small-lot home with 3 bedrooms and 2 baths, built in 1937 and sold as-is.
Where is this duplex located?
The property is located at 420 Harkness Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $908,900.
What are key features of this property?
This property features: 3 bedrooms and 2 bathrooms; 1,412 sq ft bright, flexible living space; 0.0367‑acre lot
