Tenant-Occupied
For Sale
$850,000
Pending
44 Patton Street, San Francisco, CA 94110
Two residential units offer spacious layouts with separate kitchens, defined living areas, and ample closet space.
Property Size2,200 SF
Days on Market192
Property Features for 44 Patton Street
General Information
Standard status
Pending
Size
2,200 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1907
Listing Agency:
Abode Real Estate
(408) 800-0808
Listed By:
Cesar Yanez Hernandez · License #02062535
Source:
Exitrealty
Added: Feb 19
Changed: Aug 30
Last Checked: Aug 30 at 1:20PM
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 Abode Real Estate
Investment Insights
Based on property information with market context.
Built in 1907, this 2,200-square-foot duplex includes two tenant-occupied residences with spacious, functional floor plans. Both units feature multiple bedrooms, dedicated kitchens, comfortable living areas, closet space, and natural light. The lower residence measures approximately 1,200+ sq ft and includes multiple bedrooms and defined living areas, while the upper residence measures roughly 1,000+ sq ft with distinct dining and living spaces.
The property is located at 44 Patton Street in San Francisco’s Bernal Heights neighborhood. Cortland Avenue shops, restaurants, parks, public transportation, and freeway access are identified nearby, placing everyday services and transit options within the surrounding area. Long-term residents currently occupy the units.
The property is located at 44 Patton Street in San Francisco’s Bernal Heights neighborhood. Cortland Avenue shops, restaurants, parks, public transportation, and freeway access are identified nearby, placing everyday services and transit options within the surrounding area. Long-term residents currently occupy the units.
Key Highlights
- 2,200‑square‑foot duplex built in 1907
- Tenant‑occupied property with long‑term residents
- Lower unit measures approximately 1,200+ sq ft
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
$73,843
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
8.69%
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%
$1,476,860
$1.5M
Cap Rate 7%
$1,054,900
$1.1M
Cap Rate 9%
$820,478
$820.5K
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
$112.2K $51.00/SF
− Vacancy
−$6.7K −$3.05/SF
EGI
$105.5K $47.95/SF
− OpEx
−$31.6K −$14.39/SF
NOI
$73.8K $33.57/SF
Area
ZIP 94110
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%
$1,476,860
Cap Rate 7%
$1,054,900
Cap Rate 9%
$820,478
Alternative Uses
Best Use
Multifamily LT 5
$1.05M
$923.0K – $1.23M
NOI $73,843 @ 7.0% cap · market cap 8.69%
Second Best
Apartment 5plus
$971.8K
$850.3K – $1.13M
NOI $68,026 @ 7.0% cap · market cap 8.00%
Theoretical Best
Specialty Retail
$10.75M
$9.40M – $12.54M
NOI $752,227 @ 7.0% cap · market cap 88.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,171
Businesses Nearby
Explore this area
Business Placement
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
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 - Two residential units offer spacious layouts with separate kitchens, defined living areas, and ample closet space.
Where is this duplex located?
The property is located at 44 Patton Street San Francisco, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,200‑square‑foot duplex built in 1907; Tenant‑occupied property with long‑term residents; Lower unit measures approximately 1,200+ sq ft
