Victorian Duplex with Separate Legal
For Sale
$2,695,000
Pending
482 Frederick St, San Francisco, CA 94117
Turn-of-the-century Victorian duplex near Cole Valley with a separate legal lower-level 2BR/1BA residence and garden access.
Property Size2,371 SF
Days on Market32
Property Features for 482 Frederick St
General Information
Standard status
Pending
Size
2,371 SF
Property subtype
Residential Income
Listing Agency:
Berkshire Hathaway-Franciscan
(415) 585-5200
Listed By:
Andrew de Vries
(415) 585-5200
Source:
Exprealty
Added: Jul 2
Changed: Jul 31
Last Checked: Jul 31 at 6:12AM
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 Berkshire Hathaway-Franciscan
Investment Insights
Based on property information with market context.
This turn-of-the-century Victorian duplex offers flexible living arrangements and a separate legal lower-level residence. The main home features period character including high ceilings, hardwood floors, decorative fireplace mantels, bay windows, period moldings, vintage millwork, pocket doors, and a central staircase. The interior includes a formal living room and adjoining parlor, plus a spacious formal dining room adjacent to a full bathroom that can also serve as a main-level bedroom or primary suite alternative. A large eat-in kitchen, separate laundry room, and direct access to the rear garden complete the main level. Upper levels include generous bedrooms, abundant natural light, and multiple bathrooms.
The separate legal lower-level residence has its own private entrance, a spacious living room, eat-in kitchen, two bedrooms, one full bathroom, and a bonus office/study alcove, with direct access to the rear garden. Together, the property offers up to 8 bedrooms and 4 full bathrooms, supporting multigenerational living, home office use, or income potential.
Outside, the rear garden includes mature trees, established plantings, patio areas, pathways, and a detached garden shed. The property is located near Cole Valley, Golden Gate Park, UCSF, and Haight-Ashbury, with convenient access to nearby cafes, restaurants, boutiques, N Judah Muni, the Panhandle, and Kezar Stadium.
The separate legal lower-level residence has its own private entrance, a spacious living room, eat-in kitchen, two bedrooms, one full bathroom, and a bonus office/study alcove, with direct access to the rear garden. Together, the property offers up to 8 bedrooms and 4 full bathrooms, supporting multigenerational living, home office use, or income potential.
Outside, the rear garden includes mature trees, established plantings, patio areas, pathways, and a detached garden shed. The property is located near Cole Valley, Golden Gate Park, UCSF, and Haight-Ashbury, with convenient access to nearby cafes, restaurants, boutiques, N Judah Muni, the Panhandle, and Kezar Stadium.
Key Highlights
- Separate legal lower‑level 2BR/1BA residence with private entrance and garden access
- Up to 8 bedrooms and 4 full bathrooms for multigenerational or flexible living
- Main home period details include hardwood floors, decorative fireplace mantels, pocket doors, and bay windows
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $128.0k | $54.00 |
| − Vacancy | −$7.7k | −$3.23 |
| EGI | $120.4k | $50.77 |
| − OpEx | −$36.1k | −$15.23 |
| NOI | $84.3k | $35.54 |
2,371 SF · lease $54.00/SF/yr · vacancy 5.98% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$1.20M
$1.05M – $1.40M
NOI $84,264 @ 7.0% cap · market cap 3.13%
Second Best
Apartment 5plus
$1.10M
$962.2K – $1.28M
NOI $76,979 @ 7.0% cap · market cap 2.86%
Theoretical Best
Specialty Retail
$11.58M
$10.13M – $13.51M
NOI $810,695 @ 7.0% cap · market cap 30.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,989
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 - Turn-of-the-century Victorian duplex near Cole Valley with a separate legal lower-level 2BR/1BA residence and garden access.
Where is this duplex located?
The property is located at 482 Frederick St San Francisco, CA.
What is the asking price?
The asking price for this property is $2,695,000.
What are key features of this property?
This property features: Separate legal lower‑level 2BR/1BA residence with private entrance and garden access; Up to 8 bedrooms and 4 full bathrooms for multigenerational or flexible living; Main home period details include hardwood floors, decorative fireplace mantels, pocket doors, and bay windows
