Victorian Triplex with Rooftop
For Sale
$3,699,000
1630-1634 Hyde St, San Francisco, CA 94109
Residential Income, San Francisco, CA
Property Size4,830 SF
Lot Size0.06 Acres
Price / SF$765.84
Days on Market52
Property Features for 1630-1634 Hyde St
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 8, Bedroom 4, Bedroom 7, Bathroom 2, Bedroom 5, Bathroom 1, Bedroom 6, Bathroom 3, Bedroom 3, Bedroom 1, Bedroom 2
Parking features
Open
Window features
Window Coverings
Interior features
Tub w/Shower Over
Exterior features
Back Yard, Garden
Fencing
Fenced
Appliances
Dryer, Washer, Gas Water Heater
Subdivision
Nob Hill
Lot features
Level
Elementary school district
San Francisco Unified
High school district
San Francisco Unified
Directions
Pacific Ave to Hyde, located between Broadway and Pacific Ave.
Standard status
Active
APN
0155 035
Size
4,830 SF
Lot size
0.06 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Ceiling Fan(s)
Water source
Public
Amenities
backyard
patio
rooftop
washer/dryer
Building Details
Year built
1904
Number of units
3
Flooring type
Vinyl, Hardwood, Tile
Listing Agency:
Christie's Intl RE Sereno
(925) 855-4000
Listed By:
Joni Toy · License #01107461
(925) 895-3755
Added: Jul 9
Changed: Aug 19
Last Checked: Aug 29 at 12:06PM
MLS# 41141122
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,830-square-foot triplex, built in 1904, contains two 3bd/1ba flats and one 2bd/1ba flat. Period details include fireplace facades, paneling, hardwood floors, and built-in china cabinetry. The kitchens have breakfast nooks and are equipped with ranges, dishwashers, refrigerators, microwaves, disposals, washers, and dryers.
The property includes a two-car garage, shared backyard and patio, and an interior stairway connecting the garage to the newly installed rooftop. Each flat has views that include peeks of the Golden Gate Bridge. Public water and sewer serve the property, with flooring consisting of hardwood, vinyl, and tile.
The property includes a two-car garage, shared backyard and patio, and an interior stairway connecting the garage to the newly installed rooftop. Each flat has views that include peeks of the Golden Gate Bridge. Public water and sewer serve the property, with flooring consisting of hardwood, vinyl, and tile.
Key Highlights
- Triplex with 4,830 square feet of total living space
- Unit mix includes two 3bd/1ba flats and one 2bd/1ba flat
- Built in 1904 with fireplace facades, paneling, hardwood floors, and built‑in china 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
$162,120
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
4.38%
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%
$3,242,400
$3.2M
Cap Rate 7%
$2,316,000
$2.3M
Cap Rate 9%
$1,801,333
$1.8M
Market Conditions
NOI Build-Up for 4,830 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
$246.3K $51.00/SF
− Vacancy
−$14.7K −$3.05/SF
EGI
$231.6K $47.95/SF
− OpEx
−$69.5K −$14.39/SF
NOI
$162.1K $33.57/SF
Area
ZIP 94109
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%
$3,242,400
Cap Rate 7%
$2,316,000
Cap Rate 9%
$1,801,333
Alternative Uses
Best Use
Multifamily LT 5
$2.32M
$2.03M – $2.70M
NOI $162,120 @ 7.0% cap · market cap 4.38%
Second Best
Apartment 5plus
$2.06M
$1.80M – $2.40M
NOI $144,271 @ 7.0% cap · market cap 3.90%
Theoretical Best
Retail
$22.02M
$19.27M – $25.69M
NOI $1,541,381 @ 7.0% cap · market cap 41.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
10,528
Businesses Nearby
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential flats share a fenced backyard, patio, and two-car garage.
Where is this triplex located?
The property is located at 1630-1634 Hyde St San Francisco, CA.
What is the asking price?
The asking price for this property is $3,699,000.
What are key features of this property?
This property features: Triplex with 4,830 square feet of total living space; Unit mix includes two 3bd/1ba flats and one 2bd/1ba flat; Built in 1904 with fireplace facades, paneling, hardwood floors, and built‑in china cabinetry
