Marina-Style Four-Unit Apartment
For Sale
$1,750,000
1133 Webster Street, San Francisco, CA 94115
Maintained multifamily property with updated interiors, resident laundry, garage parking, and a west-facing shared garden patio.
Property Size3,650 SF
Price / SF$479.45
Days on Market77
Property Features for 1133 Webster Street
General Information
Standard status
Active
Size
3,650 SF
Total Parking Spaces
2
Property subtype
Quadruplex
Units
Unit Mix
4 x 1BR
Multifamily Units
4
Amenities
laundry facility
common patio and garden area
formal entry foyer
Building Details
Building Size
3,650 SF
Year Built
1926
Buildings
1
Construction
Marina-style
Listing Agency:
Compass
(415) 999-1113
Listed By:
Steven Mavromihalis · License #00888824
Source:
Cityrealestatesf
Added: Jun 15
Changed: Aug 29
Last Checked: Aug 29 at 5:15PM
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 1926, this 3,650-square-foot Marina-style apartment property contains four one-bedroom residences, each measuring 775 square feet. The apartments feature four-room layouts, formal dining areas, built-in cabinetry, bay windows, decorative moldings, inlaid hardwood floors, and four closets. Several kitchens have been renovated, and the building has received ongoing updates.
Property improvements include a replaced sewer lateral and new commercial-grade coin- and card-operated laundry equipment. The lower level provides a large garage with two leased parking spaces, an owner’s equipment closet, and access to a west-facing common patio and garden. One apartment is vacant and overlooks the garden, offering either leasing or owner occupancy flexibility.
The property is located on Webster Street near Lower Pacific Heights, Japantown, Hayes Valley, and the Lower Fillmore Jazz and Arts District, with dining, shopping, and entertainment destinations in the surrounding area.
Property improvements include a replaced sewer lateral and new commercial-grade coin- and card-operated laundry equipment. The lower level provides a large garage with two leased parking spaces, an owner’s equipment closet, and access to a west-facing common patio and garden. One apartment is vacant and overlooks the garden, offering either leasing or owner occupancy flexibility.
The property is located on Webster Street near Lower Pacific Heights, Japantown, Hayes Valley, and the Lower Fillmore Jazz and Arts District, with dining, shopping, and entertainment destinations in the surrounding area.
Key Highlights
- Four‑unit apartment building completed in 1926
- Four 775‑square‑foot, one‑bedroom apartments with four‑room layouts
- Several residences include renovated kitchens
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
$129,719
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
7.41%
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%
$2,594,380
$2.6M
Cap Rate 7%
$1,853,129
$1.9M
Cap Rate 9%
$1,441,322
$1.4M
Market Conditions
NOI Build-Up for 3,650 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
$197.1K $54.00/SF
− Vacancy
−$11.8K −$3.23/SF
EGI
$185.3K $50.77/SF
− OpEx
−$55.6K −$15.23/SF
NOI
$129.7K $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%
$2,594,380
Cap Rate 7%
$1,853,129
Cap Rate 9%
$1,441,322
Alternative Uses
Best Use
Multifamily LT 5
$1.85M
$1.62M – $2.16M
NOI $129,719 @ 7.0% cap · market cap 7.41%
Second Best
Apartment 5plus
$1.69M
$1.48M – $1.98M
NOI $118,505 @ 7.0% cap · market cap 6.77%
Theoretical Best
Specialty Retail
$17.83M
$15.60M – $20.80M
NOI $1,248,013 @ 7.0% cap · market cap 71.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
10,727
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Maintained multifamily property with updated interiors, resident laundry, garage parking, and a west-facing shared garden patio.
Where is this quadplex located?
The property is located at 1133 Webster Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Four‑unit apartment building completed in 1926; Four 775‑square‑foot, one‑bedroom apartments with four‑room layouts; Several residences include renovated kitchens
