Duplex Rebuild
New
For Sale
$1,100,000
572 San Jose Avenue, San Francisco, CA 94110
San Francisco DBI-approved drawings and permits prepared for a two-unit residential redevelopment.
Property Size1,890 SF
Price / SF$582.01
Days on Market4
Property Features for 572 San Jose Avenue
General Information
Standard status
Active
Size
1,890 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$12,100
Building Details
Year Built
1900
Listing Agency:
Tazian Associates, Inc.
(650) 383-8291
Listed By:
Kachig Tazian · License #01375300
(650) 303-6455
Source:
Exitrealty
Added: Sep 4
Changed: Sep 6
Last Checked: Sep 7 at 7:28AM
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 Tazian Associates, Inc.
Investment Insights
Based on property information with market context.
This duplex redevelopment property at 572 San Jose AVE in San Francisco is positioned for reconstruction into two open-concept residences. The proposed plan calls for two 2-bedroom, 2-bath units totaling approximately 2,400 square feet, while the existing property size is listed at 1,890 square feet. San Francisco DBI-approved drawings have been completed, and permits are ready for payment to begin the project.
The property is near CPMC Bernal Heights. Plans are available to interested parties. The project is identified as contractor- or builder-grade and is not expected to qualify for traditional financing. The existing structure dates to 1900, providing a redevelopment opportunity for a buyer prepared to execute the approved plans.
The property is near CPMC Bernal Heights. Plans are available to interested parties. The project is identified as contractor- or builder-grade and is not expected to qualify for traditional financing. The existing structure dates to 1900, providing a redevelopment opportunity for a buyer prepared to execute the approved plans.
Key Highlights
- Proposed two‑unit redevelopment with two 2‑bedroom, 2‑bath residences
- Approximately 2,400+/- square feet planned across the rebuilt duplex
- San Francisco DBI‑approved drawings completed
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
$63,438
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
5.77%
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%
$1,268,760
$1.3M
Cap Rate 7%
$906,257
$906.3K
Cap Rate 9%
$704,867
$704.9K
Market Conditions
NOI Build-Up for 1,890 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
$96.4K $51.00/SF
− Vacancy
−$5.8K −$3.05/SF
EGI
$90.6K $47.95/SF
− OpEx
−$27.2K −$14.39/SF
NOI
$63.4K $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%
$1,268,760
Cap Rate 7%
$906,257
Cap Rate 9%
$704,867
Alternative Uses
Best Use
Multifamily LT 5
$906.3K
$793.0K – $1.06M
NOI $63,438 @ 7.0% cap · market cap 5.77%
Second Best
Apartment 5plus
$834.9K
$730.5K – $974.0K
NOI $58,441 @ 7.0% cap · market cap 5.31%
Theoretical Best
Specialty Retail
$9.23M
$8.08M – $10.77M
NOI $646,231 @ 7.0% cap · market cap 58.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,726
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 - San Francisco DBI-approved drawings and permits prepared for a two-unit residential redevelopment.
Where is this duplex located?
The property is located at 572 San Jose Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Proposed two‑unit redevelopment with two 2‑bedroom, 2‑bath residences; Approximately 2,400+/- square feet planned across the rebuilt duplex; San Francisco DBI‑approved drawings completed
