Edwardian Duplex with Roof
For Sale
$1,149,000
68-70 Lynch, San Francisco, CA 94109
Two distinct residences combine period character, private parking, and elevated views in a highly walkable San Francisco setting.
Property Size2,090 SF
Days on Market55
Property Features for 68-70 Lynch
General Information
Standard status
Active
Size
2,090 SF
Total Parking Spaces
1
Property subtype
Residential Income
Lease Term
More Than 12 Months
Units
Unit Mix
1 x 1BR+den/1BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
roof deck
laundry room
fireplace
Building Details
Building Size
2,090 SF
Year Built
1900
Buildings
1
Construction
Edwardian
Listed By:
The Wiley Team
(415) 317-5888
Source:
Sanfranciscorealestategroup.idxbroker
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 31 at 12:45PM
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 The Wiley Team
Investment Insights
Based on property information with market context.
Built in 1900, this Edwardian duplex contains two separate full-level residences with period detailing and hardwood flooring. The lower home offers one bedroom plus a den staged as a second bedroom, along with a formal dining room, living room with fireplace, spacious kitchen, and full bath. The upper residence includes two bedrooms, a dining room, living room with bay windows, large kitchen, and full bath.
A garage accommodates one large car and includes a laundry room, an additional room, and storage area. The roof deck provides views toward the Golden Gate Bridge and the bay. Located at 68-70 Lynch in San Francisco, the property has a Walk Score of 98 and sits near Polk Street shops and restaurants, as well as Hyde Street and Union Street.
A garage accommodates one large car and includes a laundry room, an additional room, and storage area. The roof deck provides views toward the Golden Gate Bridge and the bay. Located at 68-70 Lynch in San Francisco, the property has a Walk Score of 98 and sits near Polk Street shops and restaurants, as well as Hyde Street and Union Street.
Key Highlights
- Two full‑floor residences in an Edwardian duplex built in 1900
- Lower residence includes one bedroom plus a den staged as a second bedroom
- Upper residence features two bedrooms, bay windows, dining room, and full bath
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
$70,151
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
6.11%
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%
$1,403,020
$1.4M
Cap Rate 7%
$1,002,157
$1.0M
Cap Rate 9%
$779,456
$779.5K
Market Conditions
NOI Build-Up for 2,090 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
$106.6K $51.00/SF
− Vacancy
−$6.4K −$3.05/SF
EGI
$100.2K $47.95/SF
− OpEx
−$30.1K −$14.39/SF
NOI
$70.2K $33.57/SF
Area
ZIP 94109
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%
$1,403,020
Cap Rate 7%
$1,002,157
Cap Rate 9%
$779,456
Alternative Uses
Best Use
Multifamily LT 5
$1.00M
$876.9K – $1.17M
NOI $70,151 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$891.8K
$780.4K – $1.04M
NOI $62,428 @ 7.0% cap · market cap 5.43%
Theoretical Best
Retail
$9.53M
$8.34M – $11.12M
NOI $666,974 @ 7.0% cap · market cap 58.05%
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
10,528
Businesses Nearby
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
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 distinct residences combine period character, private parking, and elevated views in a highly walkable San Francisco setting.
Where is this duplex located?
The property is located at 68-70 Lynch San Francisco, CA.
What is the asking price?
The asking price for this property is $1,149,000.
What are key features of this property?
This property features: Two full‑floor residences in an Edwardian duplex built in 1900; Lower residence includes one bedroom plus a den staged as a second bedroom; Upper residence features two bedrooms, bay windows, dining room, and full bath
