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    Eureka Valley Multi-Family Investment Title is generated by Realmo AI

    130 Grand View AVE, San Francisco, CA 94114

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    Claim this Listing
    For Sale
    $3,800,000

    MULTI_FAMILY - San Francisco, CA

    Property size:
    3,353 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $1,133/SF
    Added:
    Apr 2, 2026
    Days on Market:
    52
    Last Refresh:
    May 23 at 12:06 pm

    Property Features for 130 Grand View AVE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    5
    Rooms
    Bedroom 2, Bedroom 5, Bedroom 4, Bedroom 1, Bedroom 3
    Parking features
    Open, Off Street, Assigned
    Interior features
    Storage, Storage Area(s), Tub w/Shower Over
    Exterior features
    Back Yard, Garden/Play, Storage
    Fireplace
    1
    Appliances
    Dryer, Washer, Gas Water Heater
    Standard status
    Active
    APN
    2754 007
    Size
    3,353 SF
    Lot size
    0.06 Acres

    Utilities

    Heating system
    Natural Gas, Fireplace(s)
    Cooling system
    Ceiling Fan(s)

    Building Details

    Year built
    1961
    Flooring type
    Hardwood, Laminate, Carpet - Partial
    Building materials
    Stucco, Frame
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jonathan Minerick
    Jonathan Minerick

    Listing agent Jonathan Minerick License #0799871

    Listing office HOMECOIN.COM 600 B St Ste 300, San Diego, CA

    Listing date Apr 2, 2026

    MLS# 41129355 Listing URL

    Copyright © 2026 bridgeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare 3‑unit building in desirable Eureka Valley.
    • Extensive $1M+ renovation focused on the top unit and building infrastructure.
    • Penthouse (Unit 3) features a tri‑level remodel with modern open‑plan layout.
    • Expansive new backyard and multiple decks with sweeping city views (Unit 3).
    • Each unit includes a new dishwasher and in‑unit laundry (washer & dryer).
    • Suitable for investment or Tenancy in Common (TIC) purchase.

    Overview

    This three-unit building in San Francisco's Eureka Valley presents an investment or tenancy in common (TIC) opportunity. The property has undergone an extensive transformation, with over $1,000,000 invested in the top unit (Unit 3) and building-wide infrastructure over the last 3 years. Unit 3 features a full tri-level remodel with a modern open-plan layout and structural enhancements. It also offers direct access to a new backyard and multiple extended decks designed to maximize city views. Each unit includes a new dishwasher and in-unit laundry. The building is located in San Francisco, CA 94114.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Mateo
    State
    California
    Longitude
    -122.440298
    Latitude
    37.755834

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    FAQs

    What type of property is this?
    Triplex - Three-unit building in San Francisco's desirable Eureka Valley neighborhood.
    Where is this triplex located?
    The property is located at 130 Grand View AVE San Francisco, CA.
    What is the asking price?
    The asking price for this property is $3,800,000.
    What are key features of this property?
    This property features: Rare 3‑unit building in desirable Eureka Valley.; Extensive $1M+ renovation focused on the top unit and building infrastructure.; Penthouse (Unit 3) features a tri‑level remodel with modern open‑plan layout.
    (888) 400-2513
    We can help!
    Listing Contact
    Jonathan Minerick
    Jonathan Minerick
    Real Estate License ID: 0799871
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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