7-Unit Apartment
For Sale
$2,750,000
1017 Hyde Street, San Francisco, CA 94109
Apartment property with one-bedroom and studio residences, rear parking, and two units delivered vacant.
Property Size5,353 SF
Days on Market8
Property Features for 1017 Hyde Street
General Information
Standard status
Active
Size
5,353 SF
Total Parking Spaces
3
Property subtype
Multi Family
Units
Unit Mix
6 x 1BR/1BA, 1 x studio
Multifamily Units
7
Additional Details
Public Transit
Yes
Building Details
Building Size
5,353 SF
Year Built
1914
Buildings
1
Listing Agency:
Compass
Listed By:
Kevin S Wong · License #01331542
(212) 913-9058
Source:
Swanngroupsf
Added: Sep 14
Changed: Sep 17
Last Checked: Sep 20 at 10:53AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass
Investment Insights
Based on property information with market context.
Built in 1914, this apartment property contains seven units: six one-bedroom, one-bath residences and one studio. Two units are delivered vacant, while three uncovered parking spaces are located at the rear of the building. The configuration supports both an owner-user strategy and an investor-focused repositioning plan.
The property is positioned between Downtown and Nob Hill, with restaurants, cafés, shops, and neighborhood services nearby. Multiple MUNI lines and the Cable Car provide transit access, while Downtown, Polk Street, Russian Hill, and other San Francisco destinations are readily accessible from the property.
The property is positioned between Downtown and Nob Hill, with restaurants, cafés, shops, and neighborhood services nearby. Multiple MUNI lines and the Cable Car provide transit access, while Downtown, Polk Street, Russian Hill, and other San Francisco destinations are readily accessible from the property.
Key Highlights
- Seven‑unit apartment building with six 1bd/1ba units and one studio
- Two units delivered vacant
- Three uncovered parking spots at the rear
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
$159,892
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
5.81%
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%
$3,197,840
$3.2M
Cap Rate 7%
$2,284,171
$2.3M
Cap Rate 9%
$1,776,578
$1.8M
Market Conditions
NOI Build-Up for 5,353 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
$310.3K $57.96/SF
− Vacancy
−$19.5K −$3.65/SF
EGI
$290.7K $54.31/SF
− OpEx
−$130.8K −$24.44/SF
NOI
$159.9K $29.87/SF
Area
ZIP 94109
Vacancy
6.30%
Lease Rate
$57.96 /SF/Yr
Expense Ratio
45.00%
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%
$3,197,840
Cap Rate 7%
$2,284,171
Cap Rate 9%
$1,776,578
Alternative Uses
Best Use
Apartment 5plus
$2.28M
$2.00M – $2.66M
NOI $159,892 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$24.40M
$21.35M – $28.47M
NOI $1,708,284 @ 7.0% cap · market cap 62.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
14,443
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Apartment property with one-bedroom and studio residences, rear parking, and two units delivered vacant.
Where is this apartment building located?
The property is located at 1017 Hyde Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Seven‑unit apartment building with six 1bd/1ba units and one studio; Two units delivered vacant; Three uncovered parking spots at the rear
