The property is real, a confirmed 2-unit duplex, held by you since 2021. What isn't confirmed yet is its current condition and occupancy.
67 Mirabel Avenue is a two-unit duplex on residential two-family zoning in San Francisco's Bernal Heights, built in 1912, 1,188 sq. ft. combined.P1 Public sale-record data confirms your acquisition on November 10, 2021 for $1,335,000D1. The only public description of the property's condition traces back to that same 2021 sale listing, which described it at the time as vacant and in need of renovationO1 — that listing is now nearly four years old, and current occupancy and condition are not confirmed from public data one way or the other.
An automated market estimate puts the property near $1.46M — but the equity position is still thin.V1
An automated valuation model places current value around $1,459,700.V1 Against a $1,335,000 purchase basis in late 2021, that's roughly 8.5–12% embedded equity depending on which estimate is used — a 2021-vintage purchase, not a multi-year hold with compounding appreciation behind it yet. This is a rate-compression opportunity first, and the equity position will keep building from here.
This facility size clears into a different pricing tier entirely. That's what makes the spread worth pursuing.
The 5-Year Treasury constant maturity yield was 4.21% as of early July 2026.T1 At this loan size, RCP's institutional multifamily-portfolio pricing runs 200–250 bps over that benchmark, landing at 6.23–6.73%T1 — a materially tighter spread than what's available on smaller 1-4 unit facilities. A reported 9.50% note carries roughly 529 bps of spread over the same benchmarkE1, which this facility size alone is enough to substantially compress.
At this facility size, the rate alone justifies the call. The equity case can wait for a future conversation.
This is a straightforward rate-and-term refinance: replacing the existing 9.50% note with RCP's 6.23–6.73% indicative range on a facility this size.E1 With embedded equity still under 20%, this isn't positioned as a cash-out request — it's a savings case, and at over 300 bps of potential compression, that case stands on its own.
Not the rate. Not the math. Three items are worth confirming before this goes further.
A few items are worth confirming directly with you before this moves further.
Current condition & occupancy unconfirmed
The only public description dates to the 2021 sale listing, which described the property as vacant and in need of work. Current status isn't confirmed either way.
View listing record →Existing payoff unconfirmed
Reported 9.50% rate has no confirmed balance behind it — interest rate isn't a recorded field in county land records. Your current mortgage statement resolves this.
View note record →Thin equity position
At 8.5–12% embedded equity, this is a rate-and-term refinance case rather than a cash-out one, at least for now.
View valuation →Every number above traces to a source. Here they all are.
A real rate gap, priced at a better tier because of the facility size. The savings case stands on its own.
The case is simple enough to say in one sentence: your current note carries roughly 300 basis points of avoidable spread over where this exact property could refinance today, at a facility size that qualifies for institutional pricing most smaller notes never see. Three items move this from analysis to term sheet.
Your current mortgage statement
Confirms existing balance and lender — converts the rate spread into an exact monthly savings figure.
A current look at the property
Confirms condition and occupancy today, since the only public description on file is nearly four years old.
We welcome the opportunity to walk through the numbers directly whenever it's convenient for you.