Spanish-Style Duplex with Four-Car
For Sale
$4,498,000
494-496 Pacheco Street, San Francisco, CA 94116
Residential Income, San Francisco, CA
Property Size5,373 SF
Lot Size0.15 Acres
Price / SF$837.15
Days on Market150
Property Features for 494-496 Pacheco Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
3
Half bathrooms
3
Rooms
Bathroom 6, Basement, Bathroom 5, Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 4, Bathroom 2, Bedroom 3, Bathroom 3, Laundry Room, Bathroom 1, Bedroom 2
Parking
4
Parking features
Covered, Garage
Window features
Double Pane Windows
Interior features
Storage
Lot features
Corner Lot, Curbs/ Gutters, Garden, Landscaped, Landscape Front, Shape Regular, Sidewalk, Corner Lot, Curbs/ Gutters, Garden, Landscaped, Landscape Front, Shape Regular, Sidewalk
View
Bridge, City
Directions
From I-280/US-101, take CA-1 North toward 19th Avenue/Golden Gate Bridge. Turn right on Pacheco Street and continue east toward 9th Avenue. From the Golden Gate Bridge, follow CA-1 South/Park Presidio Boulevard to 19th Avenue, then turn left on Pacheco Street. Property is located between 9th and 10th Avenues.
Subdivision
SF District 4
Standard status
Active
APN
2126023
Size
5,373 SF
Lot size
0.15 Acres
Utilities
Utilities
Cable Available
Heating system
Central
Amenities
decks
shared garden
Building Details
Year built
1926
Floors in Building
3
Number of units
2
Flooring type
Tile, Wood
Roof type
Tile, Tar/Gravel
Architectural style
Mediterranean, Spanish
Additional Structures
Storage
Listing Agency:
Compass
(415) 660-9955
Listed By:
Houda Tanverakul
(212) 913-9058
Added: Apr 14
Changed: Sep 10
Last Checked: Sep 10 at 9:06PM
MLS# 426156930
Copyright © 2026 San Francisco Association of REALTORS. 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.
This Spanish/Mediterranean duplex contains two substantial residences with distinct layouts and architectural detailing. The lower residence provides three bedrooms, two full baths, formal living and dining rooms, a kitchen, hardwood floors, a fireplace, a private deck, and approximately 2,000 square feet on its main level. Its approximately 455-square-foot lower-level bonus area includes a bath, kitchenette, and deck. 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, family room with vaulted exposed-beam ceiling, and multiple decks.
The property offers four-car covered garage parking, storage, rear decks, and an expansive shared garden. Building improvements include new electrical wiring, fresh interior paint, and new decks. Central heating, tile and wood flooring, tile roofing, and Mediterranean and Spanish architectural elements further define the asset. The property is fully vacant and may be offered in its entirety or as individual TIC interests. Forest Hill Muni Metro, neighborhood amenities, and Golden Gate Park are nearby.
The property offers four-car covered garage parking, storage, rear decks, and an expansive shared garden. Building improvements include new electrical wiring, fresh interior paint, and new decks. Central heating, tile and wood flooring, tile roofing, and Mediterranean and Spanish architectural elements further define the asset. The property is fully vacant and may be offered in its entirety or as individual TIC interests. Forest Hill Muni Metro, neighborhood amenities, and Golden Gate Park are nearby.
Key Highlights
- Two residences totaling 5,373 Square Feet
- Lower residence includes approximately 2,000‑square‑foot main level plus approximately 455 square feet of bonus space
- Upper residence spans approximately 2,695 square feet across two levels
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
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two expansive residences feature flexible layouts, multiple decks, shared garden space, and recent electrical and exterior improvements.
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 residences totaling 5,373 Square Feet; Lower residence includes approximately 2,000‑square‑foot main level plus approximately 455 square feet of bonus space; Upper residence spans approximately 2,695 square feet across two levels
