Duplex With
For Sale
$1,150,000
646-648 Madrid Street, San Francisco, CA 94112
Two residential units feature two-bedroom layouts, one-bath accommodations, living rooms, and kitchens with dinette areas.
Property Size1,400 SF
Days on Market41
Property Features for 646-648 Madrid Street
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Duplex
Amenities
backyard
storage area
Building Details
Building Size
1,400 SF
Year Built
1905
Buildings
1
Tenancy
Multi
Listing Agency:
Century 21 Masters
Listed By:
Sunny S Lau · License #01348288
(415) 517-2828
Source:
Bonniespindler
Added: Jul 30
Changed: Aug 27
Last Checked: Sep 7 at 7:23AM
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 Century 21 Masters
Investment Insights
Based on property information with market context.
This San Francisco duplex, built in 1905, contains two residential units. Each unit has two bedrooms, one bathroom, a living room, and a kitchen with a dinette area. The lower level also includes an additional room, while the property provides a backyard and basement storage. The basement area slopes downhill and has uneven ceiling height.
The upper unit is tenant occupied and subject to tenant rights. One room on the lower level is leased; the entire lower level may be delivered vacant at close of escrow. The property is near shops, restaurants, transportation, and a playground on Madrid Street in San Francisco.
The upper unit is tenant occupied and subject to tenant rights. One room on the lower level is leased; the entire lower level may be delivered vacant at close of escrow. The property is near shops, restaurants, transportation, and a playground on Madrid Street in San Francisco.
Key Highlights
- Two‑unit residential building with two bedrooms and one bathroom in each unit
- Built in 1905
- Lower level includes an additional room and may be delivered vacant at COE
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
$56,389
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
4.90%
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%
$1,127,780
$1.1M
Cap Rate 7%
$805,557
$805.6K
Cap Rate 9%
$626,544
$626.5K
Market Conditions
NOI Build-Up for 1,400 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
$85.7K $61.20/SF
− Vacancy
−$5.1K −$3.66/SF
EGI
$80.6K $57.54/SF
− OpEx
−$24.2K −$17.26/SF
NOI
$56.4K $40.28/SF
Area
ZIP 94112
Vacancy
5.98%
Lease Rate
$61.20 /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%
$1,127,780
Cap Rate 7%
$805,557
Cap Rate 9%
$626,544
Alternative Uses
Best Use
Multifamily LT 5
$805.6K
$704.9K – $939.8K
NOI $56,389 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$729.7K
$638.5K – $851.4K
NOI $51,081 @ 7.0% cap · market cap 4.44%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,734
Businesses Nearby
Explore this area
Business Placement
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
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 residential units feature two-bedroom layouts, one-bath accommodations, living rooms, and kitchens with dinette areas.
Where is this duplex located?
The property is located at 646-648 Madrid Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Two‑unit residential building with two bedrooms and one bathroom in each unit; Built in 1905; Lower level includes an additional room and may be delivered vacant at COE
