Quadplex with Stand-Alone Rear
For Sale
$3,255,500
1836-1840 Greenwich Street, San Francisco, CA 94123
MULTI_FAMILY - San Francisco, CA
Property Size4,094 SF
Lot Size0.08 Acres
Price / SF$795.19
Days on Market45
Property Features for 1836-1840 Greenwich Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
6
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bedroom 1, Bedroom 5, Bathroom 4, Bathroom 5, Bedroom 2, Bathroom 3, Bedroom 6, Bathroom 2
Parking
4
Parking features
Tandem, Garage
Subdivision
SF District 7
Special listing conditions
Probate Listing, Third Party Approval
Standard status
Active
APN
0506009
Size
4,094 SF
Lot size
0.08 Acres
Building Details
Year built
1932
Floors in Building
2
Number of units
4
Listing Agency:
Compass
(415) 660-9955
Listed By:
Michael Freethy
(415) 823-7917
Added: Jul 1
Changed: Aug 13
Last Checked: Aug 14 at 2:06PM
MLS# 426147685
Copyright © 2026 San Francisco 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 quadplex features a 1932 Art Deco building configuration with multiple living spaces arranged between the front and rear portions of the lot. The front building top-floor flat includes a large living room with an outlook, a formal dining room opening into a breakfast nook, an original kitchen, two rear bedrooms with deck views over the back courtyard, and an original Art Deco-style bath plus a half bath. The lower two units were originally one flat and have since been converted into a two-bedroom unit and a one-bedroom unit. A stand-alone one-bedroom house is located at the back of the property, with rear garage doors opening into the back courtyard.
Parking is available via a huge garage with high ceilings, plus garage features described as tandem. Period detailing is present throughout, including a large ornate stone fireplace, coved ceilings, parquet hardwood floors, and wood moldings.
Set on a 0.0789-acre lot with 4,094 square feet, the property is described as walkable with a Walk Score of 98 and very transit friendly. The address is 1836-1840 Greenwich Street, San Francisco, CA 94123.
Parking is available via a huge garage with high ceilings, plus garage features described as tandem. Period detailing is present throughout, including a large ornate stone fireplace, coved ceilings, parquet hardwood floors, and wood moldings.
Set on a 0.0789-acre lot with 4,094 square feet, the property is described as walkable with a Walk Score of 98 and very transit friendly. The address is 1836-1840 Greenwich Street, San Francisco, CA 94123.
Key Highlights
- 1932 Art Deco quadplex on a 0.0789‑acre lot
- 4,094 square feet total
- Front top‑floor flat with deck overlooking the back courtyard
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
$145,499
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
4.47%
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%
$2,909,980
$2.9M
Cap Rate 7%
$2,078,557
$2.1M
Cap Rate 9%
$1,616,656
$1.6M
Market Conditions
NOI Build-Up for 4,094 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
$221.1K $54.00/SF
− Vacancy
−$13.2K −$3.23/SF
EGI
$207.9K $50.77/SF
− OpEx
−$62.4K −$15.23/SF
NOI
$145.5K $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%
$2,909,980
Cap Rate 7%
$2,078,557
Cap Rate 9%
$1,616,656
Alternative Uses
Best Use
Multifamily LT 5
$2.08M
$1.82M – $2.42M
NOI $145,499 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$1.90M
$1.66M – $2.22M
NOI $132,920 @ 7.0% cap · market cap 4.08%
Theoretical Best
Specialty Retail
$20.00M
$17.50M – $23.33M
NOI $1,399,826 @ 7.0% cap · market cap 43.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,721
Businesses Nearby
Explore this area
Business Placement
Demographics for 94123, CA
26,131
Population
14,883
Households
1.8
Avg Household Size
35
Median Age
86%
College-Educated
98%
High-School Grad
1.1 sq mi
ZIP Area
23,755
Density / Sq Mi
$222,689
Median Household Income
$142,336
Median Earnings
$3,248
Median Rent
$2,000,001
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?
Quadplex - 1932 quadplex with front top-floor flat, converted lower units, and a stand-alone one-bedroom house at the rear.
Where is this quadplex located?
The property is located at 1836-1840 Greenwich Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,255,500.
What are key features of this property?
This property features: 1932 Art Deco quadplex on a 0.0789‑acre lot; 4,094 square feet total; Front top‑floor flat with deck overlooking the back courtyard
