Spanish-Style Duplex with Four-Car
For Sale
$4,498,000
Pending
494-496 Pacheco Street, San Francisco, CA 94116
Vacant two-residence property with period detailing, multiple decks, shared garden, and flexible indoor-outdoor living areas.
Property Size5,373 SF
Days on Market18
Property Features for 494-496 Pacheco Street
General Information
Standard status
Pending
Size
5,373 SF
Total Parking Spaces
4
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 3BR/3BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
decks
garden
Building Details
Building Size
5,373 SF
Year Built
1926
Construction
Spanish/Mediterranean
Listing Agency:
Compass
Listed By:
Houda Tanverakul
(212) 913-9058
Source:
Swanngroupsf
Added: Sep 10
Changed: Sep 23
Last Checked: Sep 26 at 1:22PM
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 Compass
Investment Insights
Based on property information with market context.
Built in 1926, this Spanish/Mediterranean-style duplex contains two vacant residences with stucco exteriors, clay-tile rooflines, arched openings, hardwood floors, fireplaces, decks, and a shared garden. The lower residence provides approximately 2,000 square feet on its main level with three bedrooms, two full baths, formal living and dining rooms, a kitchen, and a private deck. Its approximately 455-square-foot unwarranted lower level adds a bath, kitchenette, deck, and bonus space.
The upper two-level residence measures approximately 2,695 square feet and includes three bedrooms, two primary suites, three full baths, formal living and dining rooms, two fireplaces, a sunroom, island kitchen, and vaulted family room. Multiple decks capture outlooks toward the Golden Gate Bridge and Sutro Tower. Four-car garage parking, storage, rear decks, and an expansive shared garden round out the property. Reported improvements include new electrical wiring, fresh interior paint, and new decks. The property is near Forest Hill Muni Metro, neighborhood amenities, and Golden Gate Park, and is offered in its entirety or as individual TIC interests.
The upper two-level residence measures approximately 2,695 square feet and includes three bedrooms, two primary suites, three full baths, formal living and dining rooms, two fireplaces, a sunroom, island kitchen, and vaulted family room. Multiple decks capture outlooks toward the Golden Gate Bridge and Sutro Tower. Four-car garage parking, storage, rear decks, and an expansive shared garden round out the property. Reported improvements include new electrical wiring, fresh interior paint, and new decks. The property is near Forest Hill Muni Metro, neighborhood amenities, and Golden Gate Park, and is offered in its entirety or as individual TIC interests.
Key Highlights
- Two vacant residences totaling approximately 4,695 square feet of residential area
- Lower residence includes approximately 2,000‑square‑foot main level plus 455‑square‑foot unwarranted lower level
- Upper two‑level residence measures approximately 2,695 square feet with three bedrooms and two primary suites
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
$180,345
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
4.01%
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%
$3,606,900
$3.6M
Cap Rate 7%
$2,576,357
$2.6M
Cap Rate 9%
$2,003,833
$2.0M
Market Conditions
NOI Build-Up for 5,373 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
$274.0K $51.00/SF
− Vacancy
−$16.4K −$3.05/SF
EGI
$257.6K $47.95/SF
− OpEx
−$77.3K −$14.39/SF
NOI
$180.3K $33.57/SF
Area
ZIP 94116
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%
$3,606,900
Cap Rate 7%
$2,576,357
Cap Rate 9%
$2,003,833
Alternative Uses
Best Use
Multifamily LT 5
$2.58M
$2.25M – $3.01M
NOI $180,345 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$2.37M
$2.08M – $2.77M
NOI $166,139 @ 7.0% cap · market cap 3.69%
Theoretical Best
Retail
$24.50M
$21.43M – $28.58M
NOI $1,714,667 @ 7.0% cap · market cap 38.12%
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
1,089
Businesses Nearby
Explore this area
Business Placement
Demographics for 94116, CA
44,092
Population
16,406
Households
2.7
Avg Household Size
44
Median Age
57%
College-Educated
91%
High-School Grad
2.5 sq mi
ZIP Area
17,637
Density / Sq Mi
$152,587
Median Household Income
$79,675
Median Earnings
$2,938
Median Rent
$1,450,000
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-residence property with period detailing, multiple decks, shared garden, and flexible indoor-outdoor living areas.
Where is this duplex located?
The property is located at 494-496 Pacheco Street San Francisco, CA.
What is the asking price?
The asking price for this property is $4,498,000.
What are key features of this property?
This property features: Two vacant residences totaling approximately 4,695 square feet of residential area; Lower residence includes approximately 2,000‑square‑foot main level plus 455‑square‑foot unwarranted lower level; Upper two‑level residence measures approximately 2,695 square feet with three bedrooms and two primary suites
