How much discount associated with a TIC?

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I own a single-family home in San Francisco. I typically rent to 3 roommates and hold a room for myself. With the possible repeal of costa-hawkins, I am considering selling and downsizing to a 2-bedroom condo or TIC. I would sell my current place, buy the smaller one, and rent one bedroom to one lodger (a lodger is not a tenant and the associated relationship is not likely to be regulated by the rent board).

I would like to get a rough idea of the TIC/condo price differential. Is there a rule of thumb for the increase in value associated with a condo conversion? If so, this is probably the same as my "TIC discount".