Two-Unit Duplex
New
For Sale
$1,997,000
83-85 Stanyan St, San Francisco, CA 94118
Two residences provide renovation flexibility for rental use, owner occupancy, or a customized residential plan.
Property Size2,559 SF
Price / SF$780.38
Days on Market5
Property Features for 83-85 Stanyan St
General Information
Standard status
Active
Size
2,559 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Year Built
1939
Listing Agency:
Serhant California, Inc
(404) 713-8008
Listed By:
Daniel Donate · License #02009961
(510) 335-9095
Source:
Exitrealty
Added: Sep 3
Changed: Sep 6
Last Checked: Sep 7 at 6:37AM
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 Serhant California, Inc
Investment Insights
Based on property information with market context.
This 1939 duplex contains two residential units totaling 2,559 square feet. Both units are described as renovation-ready, giving a buyer the opportunity to modernize the interiors, create updated income-producing residences, or occupy one unit while renting the other. The property is held as a TIC.
The building is located at 83-85 Stanyan St in San Francisco’s Lone Mountain neighborhood. Rossi Playground, the University of San Francisco, neighborhood retail and restaurants, and public transportation are nearby. The property also offers access to the Presidio, Golden Gate Park, Laurel Village, and other San Francisco destinations.
The building is located at 83-85 Stanyan St in San Francisco’s Lone Mountain neighborhood. Rossi Playground, the University of San Francisco, neighborhood retail and restaurants, and public transportation are nearby. The property also offers access to the Presidio, Golden Gate Park, Laurel Village, and other San Francisco destinations.
Key Highlights
- Two‑unit duplex at 83‑85 Stanyan St, San Francisco, CA 94118
- 2,559 square feet across two residential units
- Built in 1939
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
$90,946
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
4.55%
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%
$1,818,920
$1.8M
Cap Rate 7%
$1,299,229
$1.3M
Cap Rate 9%
$1,010,511
$1.0M
Market Conditions
NOI Build-Up for 2,559 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
$138.2K $54.00/SF
− Vacancy
−$8.3K −$3.23/SF
EGI
$129.9K $50.77/SF
− OpEx
−$39.0K −$15.23/SF
NOI
$90.9K $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%
$1,818,920
Cap Rate 7%
$1,299,229
Cap Rate 9%
$1,010,511
Alternative Uses
Best Use
Multifamily LT 5
$1.30M
$1.14M – $1.52M
NOI $90,946 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$1.19M
$1.04M – $1.38M
NOI $83,083 @ 7.0% cap · market cap 4.16%
Theoretical Best
Specialty Retail
$12.50M
$10.94M – $14.58M
NOI $874,976 @ 7.0% cap · market cap 43.81%
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
4,792
Businesses Nearby
Explore this area
Business Placement
Demographics for 94118, CA
42,356
Population
19,052
Households
2.2
Avg Household Size
37
Median Age
72%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
21,178
Density / Sq Mi
$159,550
Median Household Income
$92,946
Median Earnings
$2,695
Median Rent
$1,817,200
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 - Two residences provide renovation flexibility for rental use, owner occupancy, or a customized residential plan.
Where is this duplex located?
The property is located at 83-85 Stanyan St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,997,000.
What are key features of this property?
This property features: Two‑unit duplex at 83‑85 Stanyan St, San Francisco, CA 94118; 2,559 square feet across two residential units; Built in 1939
