13-Unit Apartment
For Sale
$6,800,000
Pending
1082 Union, San Francisco, CA 94133
Period character, resident amenities, and shared outdoor space complement apartments with bay and skyline outlooks.
Property Size14,215 SF
Days on Market61
Property Features for 1082 Union
General Information
Standard status
Pending
Size
14,215 SF
Total Parking Spaces
4
Property subtype
Residential Income
Units
Unit Mix
2 x junior 1BR, 10 x 1BR, 1 x 2BR/2BA
Multifamily Units
13
Additional Details
Public Transit
Yes
Amenities
on-site laundry
storage units
shared backyard
Building Details
Building Size
14,215 SF
Year Built
1914
Buildings
1
Listed By:
The Wiley Team
(415) 317-5888
Source:
Sanfranciscorealestategroup.idxbroker
Added: Jul 5
Changed: Aug 31
Last Checked: Aug 31 at 12:40PM
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 The Wiley Team
Investment Insights
Based on property information with market context.
Built in 1914, this 13-unit apartment building at 1082 Union Street combines period detailing with a varied residential layout. The unit mix includes two junior one-bedroom units, ten one-bedroom units, and one two-bedroom, two-bath unit. Interior features include hardwood floors, bay windows, crown molding, built-in cabinetry, and fireplaces in select residences. Views extend toward the San Francisco Bay, Marina, and city skyline.
Property amenities include four on-site parking spaces, laundry facilities, two large storage units, and a shared backyard. The building is positioned in San Francisco’s Russian Hill neighborhood near the dining and retail areas along Polk Street, Union Street, and North Beach, with access to public transportation and major commuter routes.
Property amenities include four on-site parking spaces, laundry facilities, two large storage units, and a shared backyard. The building is positioned in San Francisco’s Russian Hill neighborhood near the dining and retail areas along Polk Street, Union Street, and North Beach, with access to public transportation and major commuter routes.
Key Highlights
- 13‑unit apartment building constructed in 1914
- Unit mix includes 2 junior one‑bedroom, 10 one‑bedroom, and 1 two‑bedroom, two‑bath units
- Views toward the San Francisco Bay, Marina, and city skyline
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
$461,519
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
6.79%
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%
$9,230,380
$9.2M
Cap Rate 7%
$6,593,129
$6.6M
Cap Rate 9%
$5,127,989
$5.1M
Market Conditions
NOI Build-Up for 14,215 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
$895.5K $63.00/SF
− Vacancy
−$56.4K −$3.97/SF
EGI
$839.1K $59.03/SF
− OpEx
−$377.6K −$26.56/SF
NOI
$461.5K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /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%
$9,230,380
Cap Rate 7%
$6,593,129
Cap Rate 9%
$5,127,989
Alternative Uses
Best Use
Apartment 5plus
$6.59M
$5.77M – $7.69M
NOI $461,519 @ 7.0% cap · market cap 6.79%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$69.43M
$60.76M – $81.01M
NOI $4,860,411 @ 7.0% cap · market cap 71.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13
Residential units
Location Intelligence
Trade Area within ½ mile
6,952
Businesses Nearby
Explore this area
Business Placement
Demographics for 94133, CA
26,751
Population
15,733
Households
1.7
Avg Household Size
41
Median Age
55%
College-Educated
80%
High-School Grad
0.7 sq mi
ZIP Area
38,216
Density / Sq Mi
$83,025
Median Household Income
$78,478
Median Earnings
$1,985
Median Rent
$1,519,100
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?
Apartment building - Period character, resident amenities, and shared outdoor space complement apartments with bay and skyline outlooks.
Where is this apartment building located?
The property is located at 1082 Union San Francisco, CA.
What is the asking price?
The asking price for this property is $6,800,000.
What are key features of this property?
This property features: 13‑unit apartment building constructed in 1914; Unit mix includes 2 junior one‑bedroom, 10 one‑bedroom, and 1 two‑bedroom, two‑bath units; Views toward the San Francisco Bay, Marina, and city skyline
