Duplex with Bonus Room and
For Sale
$1,398,000
Pending
431 Delano AVE, San Francisco, CA 94112
Duplex with two 2-bedroom units, shared laundry, and a large backyard with a terrace.
Property Size2,300 SF
Days on Market98
Property Features for 431 Delano AVE
General Information
Standard status
Pending
Size
2,300 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
2,300 SF
Year Built
1959
Tenancy
Multi
Listing Agency:
SC Properties
Listed By:
Andrew Guglielmi · License #01852584
(650) 269-8517
Source:
Johnpaye
Added: Jun 2
Changed: Sep 3
Last Checked: Aug 1 at 11:02AM
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 SC Properties
Investment Insights
Based on property information with market context.
This well-maintained duplex includes two spacious units located at 431 and 433 Delano Avenue. Each unit offers two bedrooms, one full bathroom, generous living areas, and a kitchen designed for comfortable everyday living.
On the ground level, the property features a spacious two-car garage and a common laundry area equipped with two sets of washers and dryers. There is also a versatile bonus room with its own bathroom, providing additional flexibility for storage, a home office, or hobby space.
Set on a large lot, the expansive backyard includes a terrace and provides room for outdoor dining, gardening, play areas, or future customization. The seller is also offering the adjacent property at 437 Delano Avenue for sale.
On the ground level, the property features a spacious two-car garage and a common laundry area equipped with two sets of washers and dryers. There is also a versatile bonus room with its own bathroom, providing additional flexibility for storage, a home office, or hobby space.
Set on a large lot, the expansive backyard includes a terrace and provides room for outdoor dining, gardening, play areas, or future customization. The seller is also offering the adjacent property at 437 Delano Avenue for sale.
Key Highlights
- 1959‑built duplex at 431 and 433 Delano Avenue with two separate 2‑bedroom, 1‑bath units
- Approx. 1,175 SF per unit with generous living areas and functional kitchen layouts
- Shared amenities include a common laundry area with two sets of washers and dryers
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
$92,640
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
6.63%
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%
$1,852,800
$1.9M
Cap Rate 7%
$1,323,429
$1.3M
Cap Rate 9%
$1,029,333
$1.0M
Market Conditions
NOI Build-Up for 2,300 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
$140.8K $61.20/SF
− Vacancy
−$8.4K −$3.66/SF
EGI
$132.3K $57.54/SF
− OpEx
−$39.7K −$17.26/SF
NOI
$92.6K $40.28/SF
Area
ZIP 94112
Vacancy
5.98%
Lease Rate
$61.20 /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%
$1,852,800
Cap Rate 7%
$1,323,429
Cap Rate 9%
$1,029,333
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,640 @ 7.0% cap · market cap 6.63%
Second Best
Apartment 5plus
$1.20M
$1.05M – $1.40M
NOI $83,920 @ 7.0% cap · market cap 6.00%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,906
Businesses Nearby
Explore this area
Business Placement
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
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 - Duplex with two 2-bedroom units, shared laundry, and a large backyard with a terrace.
Where is this duplex located?
The property is located at 431 Delano AVE San Francisco, CA.
What is the asking price?
The asking price for this property is $1,398,000.
What are key features of this property?
This property features: 1959‑built duplex at 431 and 433 Delano Avenue with two separate 2‑bedroom, 1‑bath units; Approx. 1,175 SF per unit with generous living areas and functional kitchen layouts; Shared amenities include a common laundry area with two sets of washers and dryers
