Edwardian Duplex With Vacant
For Sale
$2,500,000
954 De Haro Street, San Francisco, CA 94107
The property includes a vacant lower residence, a tenant-occupied second unit, and a shared landscaped yard.
Property Size3,074 SF
Days on Market9
Property Features for 954 De Haro Street
General Information
Standard status
Active
Size
3,074 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
3,074 SF
Year Built
1926
Buildings
1
Listing Agency:
Ascend Real Estate
Listed By:
Dennis L Eison
(650) 219-9378
Source:
Swanngroupsf
Added: Sep 14
Changed: Sep 19
Last Checked: Sep 21 at 7:13AM
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 Ascend Real Estate
Investment Insights
Based on property information with market context.
This 1926 duplex includes a vacant lower unit with two bedrooms and one bathroom, along with a tenant-occupied second unit. The lower residence retains Edwardian character through hardwood flooring in the main areas, period built-in cabinetry, abundant natural light, and a rear balcony with southwestern views toward San Francisco.
A landscaped shared yard sits below the rear staircase, providing outdoor space for the occupants. The property also includes a separately leased garage. Located on De Haro Street in Potrero Hill, the duplex is near Whole Foods Market, Philz Coffee, Crane Cove Park, Chase Center, Oracle Park, neighborhood restaurants, boutique shops, and Muni and Cal-Train transit options.
A landscaped shared yard sits below the rear staircase, providing outdoor space for the occupants. The property also includes a separately leased garage. Located on De Haro Street in Potrero Hill, the duplex is near Whole Foods Market, Philz Coffee, Crane Cove Park, Chase Center, Oracle Park, neighborhood restaurants, boutique shops, and Muni and Cal-Train transit options.
Key Highlights
- Vacant lower unit with 2 bedrooms and 1 bathroom
- Tenant‑occupied second unit provides existing rental occupancy
- 1926 duplex with Edwardian character and period built‑in cabinetry
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
$109,249
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
4.37%
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%
$2,184,980
$2.2M
Cap Rate 7%
$1,560,700
$1.6M
Cap Rate 9%
$1,213,878
$1.2M
Market Conditions
NOI Build-Up for 3,074 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
$166.0K $54.00/SF
− Vacancy
−$9.9K −$3.23/SF
EGI
$156.1K $50.77/SF
− OpEx
−$46.8K −$15.23/SF
NOI
$109.2K $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%
$2,184,980
Cap Rate 7%
$1,560,700
Cap Rate 9%
$1,213,878
Alternative Uses
Best Use
Multifamily LT 5
$1.56M
$1.37M – $1.82M
NOI $109,249 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$1.43M
$1.25M – $1.66M
NOI $99,804 @ 7.0% cap · market cap 3.99%
Theoretical Best
Specialty Retail
$15.02M
$13.14M – $17.52M
NOI $1,051,066 @ 7.0% cap · market cap 42.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,320
Businesses Nearby
Explore this area
Business Placement
Demographics for 94107, CA
34,012
Population
18,798
Households
1.8
Avg Household Size
36
Median Age
77%
College-Educated
93%
High-School Grad
1.9 sq mi
ZIP Area
17,901
Density / Sq Mi
$186,123
Median Household Income
$118,676
Median Earnings
$3,378
Median Rent
$1,227,000
Median Home Value
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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 - The property includes a vacant lower residence, a tenant-occupied second unit, and a shared landscaped yard.
Where is this duplex located?
The property is located at 954 De Haro Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Vacant lower unit with 2 bedrooms and 1 bathroom; Tenant‑occupied second unit provides existing rental occupancy; 1926 duplex with Edwardian character and period built‑in cabinetry
