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    San Francisco Multifamily Investment Opportunity Title is generated by Realmo AI

    616-618 Masonic AVE, San Francisco 94117

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    Claim this Listing
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    For Sale
    $1,798,000

    MULTI_FAMILY - SAN FRANCISCO

    Property size:
    3,965 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $453/SF
    Added:
    May 28, 2026
    Days on Market:
    3
    Last Refresh:
    May 30 at 6:06 am

    Property Features for 616-618 Masonic AVE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RH2
    Bedrooms
    5
    Rooms
    Bedroom 3, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 4
    Parking features
    Garage - Attached
    Standard status
    Active
    Size
    3,965 SF
    Lot size
    0.06 Acres

    Utilities

    Heating system
    Forced Air, Central
    Water source
    Public

    Building Details

    Year built
    1919
    Number of units
    2

    We can help!

    Listing Contact
    Michael Dhanuwidjaja

    Listing agent Michael Dhanuwidjaja License #02164781

    Listing office eXp Realty of California Inc 2603 Camino Ramon Suite 200, San Ramon, CA

    Listing date May 28, 2026

    MLS# ML82049001 Listing URL

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

    HighLights

    • Prime location near the University of San Francisco and Panhandle Park.
    • Offers immediate income from an existing two‑bedroom, one‑bath unit.
    • Vacant three‑bedroom, one‑and‑a‑half‑bath unit, ready for immediate lease‑up.
    • Significant value‑add potential through renovations.
    • Potential for expansion within the existing building envelope (buyer to verify).
    • Close proximity to public transportation, neighborhood retail, and dining.

    Overview

    Located near the University of San Francisco and the Panhandle, the property at 616-618 Masonic Avenue presents an opportunity to acquire a two-unit asset. The property includes one two-bedroom, one-bath unit that is currently generating income. Additionally, there is a vacant three-bedroom, one-and-a-half-bath unit, which allows for immediate lease-up at market rents or repositioning. The location provides access to public transportation, neighborhood retail, dining, and Panhandle Park. The property may offer expansion potential within the existing building envelope, providing a path to increase rentable square footage and long-term cash flow (buyer to verify). The lot size is 0.0573 acres. The property size is 3965 square feet. The zoning is RH2. The property is located in San Francisco, California, 94117.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $214.1k $54.00
    − Vacancy −$12.8k −$3.23
    EGI $201.3k $50.77
    − OpEx −$60.4k −$15.23
    NOI $140.9k $35.54
    3,965 SF · lease $54.00/SF/yr · vacancy 5.98% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $2.01M
    $1.76M – $2.35M (±1% cap)
    NOI $140,914 @ 7.0% cap · market cap 7.84%
    Second Best
    Apartment 5plus
    $1.84M
    $1.61M – $2.15M (±1% cap)
    NOI $128,732 @ 7.0% cap · market cap 7.16%
    Theoretical Best
    Specialty Retail
    $19.37M
    $16.95M – $22.60M (±1% cap)
    NOI $1,355,718 @ 7.0% cap · market cap 75.40%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    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
    Longitude
    -122.446059
    Latitude
    37.775517

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    FAQs

    What type of property is this?
    Duplex - Two-unit property near USF with income and value-add potential.
    Where is this duplex located?
    The property is located at 616-618 Masonic AVE San Francisco.
    What is the asking price?
    The asking price for this property is $1,798,000.
    What are key features of this property?
    This property features: Prime location near the University of San Francisco and Panhandle Park.; Offers immediate income from an existing two‑bedroom, one‑bath unit.; Vacant three‑bedroom, one‑and‑a‑half‑bath unit, ready for immediate lease‑up.
    (650) 766-1462
    We can help!
    Listing Contact
    Michael Dhanuwidjaja
    Real Estate License ID: 02164781
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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.

    More about this property
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