Duplex with Private
For Sale
$2,495,000
61-61A Diamond Street, San Francisco, CA 94114
Two residences include a vacant main home and a separate rental apartment with shared property amenities.
Property Size2,771 SF
Days on Market10
Property Features for 61-61A Diamond Street
General Information
Standard status
Active
Size
2,771 SF
Property subtype
Duplex
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
in-unit laundry
walkout deck
backyard
Building Details
Building Size
2,771 SF
Year Built
1908
Buildings
1
Stories
3
Listing Agency:
Compass
(415) 706-6550
Listed By:
C.M. Foo
Source:
Paytonslist
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 22 at 9:32AM
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.
This three-floor duplex contains two residences created through a 1960s conversion. The primary home is vacant and provides 1,700 square feet across two levels, with an open layout, tall ceilings, substantial natural light, in-unit laundry, and direct interior access from the private garage. A separate rental apartment adds flexibility for an owner-occupant or income-producing arrangement. Updated living areas extend outdoors to a walkout deck overlooking the deep, wooded rear yard.
Located at 61-61A Diamond Street in San Francisco’s Eureka Valley, the property is near Dolores Park, a Muni station, Whole Foods, and the Castro neighborhood. The combination of separate residences, outdoor space, garage access, and an established urban setting supports a range of residential ownership strategies.
Located at 61-61A Diamond Street in San Francisco’s Eureka Valley, the property is near Dolores Park, a Muni station, Whole Foods, and the Castro neighborhood. The combination of separate residences, outdoor space, garage access, and an established urban setting supports a range of residential ownership strategies.
Key Highlights
- Two residences within a three‑floor duplex conversion completed in the 1960s
- Vacant 1,700‑square‑foot main residence arranged across two levels
- Separate rental apartment provides additional residential space
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
$98,480
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
3.95%
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%
$1,969,600
$2.0M
Cap Rate 7%
$1,406,857
$1.4M
Cap Rate 9%
$1,094,222
$1.1M
Market Conditions
NOI Build-Up for 2,771 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
$149.6K $54.00/SF
− Vacancy
−$8.9K −$3.23/SF
EGI
$140.7K $50.77/SF
− OpEx
−$42.2K −$15.23/SF
NOI
$98.5K $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%
$1,969,600
Cap Rate 7%
$1,406,857
Cap Rate 9%
$1,094,222
Alternative Uses
Best Use
Multifamily LT 5
$1.41M
$1.23M – $1.64M
NOI $98,480 @ 7.0% cap · market cap 3.95%
Second Best
Apartment 5plus
$1.29M
$1.12M – $1.50M
NOI $89,966 @ 7.0% cap · market cap 3.61%
Theoretical Best
Specialty Retail
$13.54M
$11.84M – $15.79M
NOI $947,464 @ 7.0% cap · market cap 37.97%
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
3,782
Businesses Nearby
Explore this area
Business Placement
Demographics for 94114, CA
33,683
Population
18,686
Households
1.8
Avg Household Size
40
Median Age
79%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
24,059
Density / Sq Mi
$196,528
Median Household Income
$117,677
Median Earnings
$2,898
Median Rent
$1,771,700
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 - Two residences include a vacant main home and a separate rental apartment with shared property amenities.
Where is this duplex located?
The property is located at 61-61A Diamond Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Two residences within a three‑floor duplex conversion completed in the 1960s; Vacant 1,700‑square‑foot main residence arranged across two levels; Separate rental apartment provides additional residential space
