Two-Unit Duplex with Skyline
For Sale
$1,688,000
5 Seymour ST, San Francisco, CA 94115
Vacant property combines period character, flexible living arrangements, and private outdoor areas near Alamo Square Park.
Property Size2,261 SF
Price / SF$746.57
Days on Market24
Property Features for 5 Seymour ST
General Information
Standard status
Active
Size
2,261 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$16,814
Building Details
Building Size
2,261 SF
Year Built
1900
Listing Agency:
Intero Real Estate Services
(650) 888-5662
Listed By:
Lee Ginsburg · License #01391378
(650) 888-5662
Source:
Mpireluxe
Added: Aug 6
Changed: Aug 29
Last Checked: Aug 17 at 8:50AM
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 Intero Real Estate Services
Investment Insights
Based on property information with market context.
Built in 1900, this 2,261-square-foot duplex at 5 Seymour Street presents two distinct residences with classic period detailing. The upper home occupies the top two levels and includes an open living, dining, and kitchen arrangement, two bedrooms, one bath, custom built-ins, skyline views, and a private deck overlooking the rear garden. The lower unit offers one bedroom, one bath, high ceilings, custom cabinetry, period features, and a large kitchen and dining area connected to the backyard.
The property is completely vacant and includes an attached one-car garage plus laundry and storage space in the basement. Its San Francisco setting places it near Alamo Square Park, the Divisadero corridor, neighborhood cafés, and Hayes Valley, providing access to established residential and commercial amenities.
The property is completely vacant and includes an attached one-car garage plus laundry and storage space in the basement. Its San Francisco setting places it near Alamo Square Park, the Divisadero corridor, neighborhood cafés, and Hayes Valley, providing access to established residential and commercial amenities.
Key Highlights
- 2,261‑square‑foot duplex built in 1900
- Upper residence spans two levels with 2 bedrooms and 1 bath
- Lower unit includes 1 bedroom, 1 bath, and backyard access
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
$80,355
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
4.76%
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%
$1,607,100
$1.6M
Cap Rate 7%
$1,147,929
$1.1M
Cap Rate 9%
$892,833
$892.8K
Market Conditions
NOI Build-Up for 2,261 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
$122.1K $54.00/SF
− Vacancy
−$7.3K −$3.23/SF
EGI
$114.8K $50.77/SF
− OpEx
−$34.4K −$15.23/SF
NOI
$80.4K $35.54/SF
Area
San Francisco, CA
Vacancy
5.98%
Lease Rate
$54.00 /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%
$1,607,100
Cap Rate 7%
$1,147,929
Cap Rate 9%
$892,833
Alternative Uses
Best Use
Multifamily LT 5
$1.15M
$1.00M – $1.34M
NOI $80,355 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$1.05M
$917.6K – $1.22M
NOI $73,408 @ 7.0% cap · market cap 4.35%
Theoretical Best
Specialty Retail
$11.04M
$9.66M – $12.88M
NOI $773,084 @ 7.0% cap · market cap 45.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,711
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
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 property combines period character, flexible living arrangements, and private outdoor areas near Alamo Square Park.
Where is this duplex located?
The property is located at 5 Seymour ST San Francisco, CA.
What is the asking price?
The asking price for this property is $1,688,000.
What are key features of this property?
This property features: 2,261‑square‑foot duplex built in 1900; Upper residence spans two levels with 2 bedrooms and 1 bath; Lower unit includes 1 bedroom, 1 bath, and backyard access
