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    Russian Hill Six-Unit Building Title is generated by Realmo AI

    1159-1169 Union Street, San Francisco, CA 94109

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    Six-unit building in Russian Hill with Golden Gate views.

    Type:Multifamily
    Property size:
    9,123 SF
    Price / SF:
    $416/SF
    Added:
    May 22, 2026
    Days on Market:
    13
    Last Refresh:
    May 27 at 8:20 am

    Property Features for 1159-1169 Union Street

    General Information

    Standard status
    Active
    Size
    9,123 SF
    Property subtype
    Multifamily

    Building Details

    Year Built
    1925

    We can help!

    Listing Contact
    Philip Batlin
    Philip Batlin

    Listing agent Philip Batlin License #CA01873218

    Listing office Marcus & Millichap - San Francisco

    Listing date May 22, 2026

    Source Crexi

    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 Marcus & Millichap - San Francisco

    HighLights

    • Golden Gate Bridge views from upper floors.
    • Located one‑half block from Hyde Street Cable Car line.
    • Each unit averages 1,521 square feet.
    • Six‑car garage with rear access.
    • In‑place rents below market with upside potential.
    • Original detailing and hardwood floors in each unit.

    Overview

    The property at 1159-1169 Union Street is a six-unit building located in Russian Hill, one-half block from the Hyde Street Cable Car line. Upper floors offer views of the Golden Gate Bridge. The building features two flats per floor across three residential levels, situated above a six-car garage with rear access from Warner Place. Each unit includes hardwood floors, original detailing, and a layout with two or three bedrooms. The formal dining room in each flat can be converted into a third bedroom. Units 1159 and 1169 have an additional dedicated room suitable for a home office. All six flats have southern views. The four units on the second and third floors are dual-aspect, providing direct views of the Bay from the front and Downtown from the rear. The ground floor includes a tenant laundry room, private tenant storage, and the six-car garage. A common rear deck is available for all six units. Each unit averages 1,521 square feet. In-place rents are below current market rates, offering potential upside through turnover. The property is available individually, and with 1067-1071 Union as a two-property portfolio.

    Local Financial Insights For Apartment 5plus

    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 $528.8k $57.96
    − Vacancy −$33.3k −$3.65
    EGI $495.5k $54.31
    − OpEx −$223.0k −$24.44
    NOI $272.5k $29.87
    9,123 SF · lease $57.96/SF/yr · vacancy 6.30% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $3.89M
    $3.41M – $4.54M (±1% cap)
    NOI $272,501 @ 7.0% cap · market cap 7.17%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Retail
    $41.59M
    $36.39M – $48.52M (±1% cap)
    NOI $2,911,391 @ 7.0% cap · market cap 76.62%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Hair Salon Dental Office 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
    California
    Longitude
    -122.418405
    Latitude
    37.799022

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    FAQs

    What type of property is this?
    Apartment building - Six-unit building in Russian Hill with Golden Gate views.
    Where is this apartment building located?
    The property is located at 1159-1169 Union Street San Francisco, CA.
    What is the asking price?
    The asking price for this property is $3,800,000.
    What are key features of this property?
    This property features: Golden Gate Bridge views from upper floors.; Located one‑half block from Hyde Street Cable Car line.; Each unit averages 1,521 square feet.
    (415) 625-2159 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Philip Batlin
    Philip Batlin
    Real Estate License ID: CA01873218
    Learn More
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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.

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