Two-Unit Duplex with
New
For Sale
$1,800,000
826-828 30Th Ave, San Francisco, CA 94121
1950-built duplex with mature fruit trees and outdoor space in San Francisco’s Outer Richmond.
Property Size3,880 SF
Price / SF$463.92
Days on Market6
Property Features for 826-828 30Th Ave
General Information
Standard status
Active
Size
3,880 SF
Property subtype
Multi Family
Property Condition
Severity
Repairs Needed
Evidence
fixer
Additional Details
Multifamily Units
2
Amenities
backyard
Building Details
Year Built
1950
Listing Agency:
TopSky Realty Bay Area Inc
(925) 264-9230
Listed By:
Jing Su · License #01703380
(925) 698-9718
Source:
Exitrealty
Added: Sep 5
Changed: Sep 9
Last Checked: Sep 9 at 3:34PM
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 TopSky Realty Bay Area Inc
Investment Insights
Based on property information with market context.
This two-unit duplex at 826-828 30th Ave in San Francisco’s Outer Richmond measures 3,880 square feet and was built in 1950. The property is offered in its current condition, presenting a renovation-focused asset with two residential units and a backyard containing mature fruit trees.
The property is positioned near Golden Gate Park, Ocean Beach, and the Pacific coastline. Kaiser Permanente Medical Center, Japantown, and Chinatown are also identified in the surrounding area. Its two-unit configuration may accommodate an owner-occupant arrangement with one unit available for rental income, subject to independent verification of permitted use, property details, and rental potential.
The property is positioned near Golden Gate Park, Ocean Beach, and the Pacific coastline. Kaiser Permanente Medical Center, Japantown, and Chinatown are also identified in the surrounding area. Its two-unit configuration may accommodate an owner-occupant arrangement with one unit available for rental income, subject to independent verification of permitted use, property details, and rental potential.
Key Highlights
- Two‑unit duplex measuring 3,880 square feet
- Built in 1950
- Backyard with mature fruit trees
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
$137,893
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
7.66%
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%
$2,757,860
$2.8M
Cap Rate 7%
$1,969,900
$2.0M
Cap Rate 9%
$1,532,144
$1.5M
Market Conditions
NOI Build-Up for 3,880 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
$209.5K $54.00/SF
− Vacancy
−$12.5K −$3.23/SF
EGI
$197.0K $50.77/SF
− OpEx
−$59.1K −$15.23/SF
NOI
$137.9K $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%
$2,757,860
Cap Rate 7%
$1,969,900
Cap Rate 9%
$1,532,144
Alternative Uses
Best Use
Multifamily LT 5
$1.97M
$1.72M – $2.30M
NOI $137,893 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$1.80M
$1.57M – $2.10M
NOI $125,972 @ 7.0% cap · market cap 7.00%
Theoretical Best
Specialty Retail
$18.95M
$16.58M – $22.11M
NOI $1,326,654 @ 7.0% cap · market cap 73.70%
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
1,607
Businesses Nearby
Explore this area
Business Placement
Demographics for 94121, CA
43,115
Population
19,742
Households
2.2
Avg Household Size
42
Median Age
64%
College-Educated
92%
High-School Grad
2.5 sq mi
ZIP Area
17,246
Density / Sq Mi
$138,353
Median Household Income
$74,646
Median Earnings
$2,327
Median Rent
$1,634,600
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 - 1950-built duplex with mature fruit trees and outdoor space in San Francisco’s Outer Richmond.
Where is this duplex located?
The property is located at 826-828 30Th Ave San Francisco, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Two‑unit duplex measuring 3,880 square feet; Built in 1950; Backyard with mature fruit trees
