2-Unit Duplex with
For Sale
$1,595,000
90 Peralta Avenue, San Francisco, CA 94110
A renovated main residence and separate-entry ADU offer distinct living spaces and flexible use.
Property Size1,730 SF
Days on Market8
Property Features for 90 Peralta Avenue
General Information
Standard status
Active
Size
1,730 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2BR/1BA
Multifamily Units
2
Amenities
built-in electric fireplace
deck
backyard
washer/dryer in each unit
Building Details
Building Size
1,730 SF
Year Built
1900
Listing Agency:
Legacy Real Estate
Listed By:
Judy Lin
(415) 948-4318
Source:
Elevationrealestate
Added: Sep 25
Changed: Oct 2
Last Checked: Oct 1 at 5:37PM
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 Legacy Real Estate
Investment Insights
Based on property information with market context.
This duplex pairs a two-bedroom main residence with a separate-entry ADU. The main unit includes an open living and kitchen area, an island, quartz counters, an electric fireplace, a flexible nook, and an undeveloped attic. The ADU has a bonus room, kitchenette, full bath, vaulted living room, and its own fireplace. Its living area opens to a deck and backyard. Renovation work was completed in 2025-2026, with updated systems that include a furnace, water heater, laundry in each unit, and 200AMP electrical service. The property dates to 1900.
The home is on Peralta Avenue in San Francisco’s Bernal Heights neighborhood. Precita Park, Cortland shops and cafes, and the Mission District, Potrero Hill, and Noe Valley are identified nearby. US-101 and I-280 provide highway access, with 24th St BART and local Muni lines also in the area.
The home is on Peralta Avenue in San Francisco’s Bernal Heights neighborhood. Precita Park, Cortland shops and cafes, and the Mission District, Potrero Hill, and Noe Valley are identified nearby. US-101 and I-280 provide highway access, with 24th St BART and local Muni lines also in the area.
Key Highlights
- Two‑bedroom main residence plus a separate‑entry ADU
- Renovation completed in 2025‑2026
- ADU includes a bonus room, kitchenette, full bath, and vaulted living room
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
$58,068
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
3.64%
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%
$1,161,360
$1.2M
Cap Rate 7%
$829,543
$829.5K
Cap Rate 9%
$645,200
$645.2K
Market Conditions
NOI Build-Up for 1,730 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
$88.2K $51.00/SF
− Vacancy
−$5.3K −$3.05/SF
EGI
$83.0K $47.95/SF
− OpEx
−$24.9K −$14.39/SF
NOI
$58.1K $33.57/SF
Area
ZIP 94110
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%
$1,161,360
Cap Rate 7%
$829,543
Cap Rate 9%
$645,200
Alternative Uses
Best Use
Multifamily LT 5
$829.5K
$725.9K – $967.8K
NOI $58,068 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$764.2K
$668.7K – $891.6K
NOI $53,493 @ 7.0% cap · market cap 3.35%
Theoretical Best
Specialty Retail
$8.45M
$7.39M – $9.86M
NOI $591,524 @ 7.0% cap · market cap 37.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,905
Businesses Nearby
Explore this area
Business Placement
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - A renovated main residence and separate-entry ADU offer distinct living spaces and flexible use.
Where is this duplex located?
The property is located at 90 Peralta Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Two‑bedroom main residence plus a separate‑entry ADU; Renovation completed in 2025‑2026; ADU includes a bonus room, kitchenette, full bath, and vaulted living room
