24-Unit Apartment
For Sale
$5,500,000
1235 Bush Street, San Francisco, CA 94109
Classic multifamily property with varied layouts, period details, elevator service, and resident parking in Lower Nob Hill.
Property Size12,968 SF
Price / SF$424.12
Days on Market73
Property Features for 1235 Bush Street
General Information
Standard status
Active
Size
12,968 SF
Elevators
Yes
Property subtype
Multi Family
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
17 x studio, 7 x 1BR/1BA
Multifamily Units
24
Amenities
secure entry system
on-site laundry facilities
fire escapes
Building Details
Building Size
12,968 SF
Year Built
1926
Buildings
1
Listing Agency:
Colliers International
(415) 788-3100
Listed By:
Dustin Dolby · License #01963487
Source:
Paytonslist
Added: Jun 19
Changed: Aug 29
Last Checked: Jul 4 at 6:25PM
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 Colliers International
Investment Insights
Based on property information with market context.
Built in 1926, this San Francisco multifamily property contains approximately 12,968 square feet arranged across 24 apartments. The unit mix includes 17 studios and seven one-bedroom/one-bathroom residences. Interior character includes hardwood floors, bay windows, natural light, and practical floor plans, while the building exterior retains period architectural details and a distinctive façade.
Operational features include separately metered gas and electricity, controlled building entry, an elevator, on-site laundry, car and motorcycle parking, and front and rear fire escapes. The property is located in Lower Nob Hill between the Polk Street and Downtown corridors, with restaurants, cafés, retail, employment centers, and public transportation nearby. Union Square, the Financial District, and Nob Hill are also identified as convenient connections from the property.
Operational features include separately metered gas and electricity, controlled building entry, an elevator, on-site laundry, car and motorcycle parking, and front and rear fire escapes. The property is located in Lower Nob Hill between the Polk Street and Downtown corridors, with restaurants, cafés, retail, employment centers, and public transportation nearby. Union Square, the Financial District, and Nob Hill are also identified as convenient connections from the property.
Key Highlights
- 24‑unit apartment building constructed in 1926
- Approximately 12,968 square feet with 17 studios and seven one‑bedroom/one‑bathroom units
- Lower Nob Hill location between the Polk Street and Downtown corridors
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
$387,350
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
7.04%
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%
$7,747,000
$7.7M
Cap Rate 7%
$5,533,571
$5.5M
Cap Rate 9%
$4,303,889
$4.3M
Market Conditions
NOI Build-Up for 12,968 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
$751.6K $57.96/SF
− Vacancy
−$47.4K −$3.65/SF
EGI
$704.3K $54.31/SF
− OpEx
−$316.9K −$24.44/SF
NOI
$387.4K $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%
$7,747,000
Cap Rate 7%
$5,533,571
Cap Rate 9%
$4,303,889
Alternative Uses
Best Use
Apartment 5plus
$5.53M
$4.84M – $6.46M
NOI $387,350 @ 7.0% cap · market cap 7.04%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$59.12M
$51.73M – $68.97M
NOI $4,138,432 @ 7.0% cap · market cap 75.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
15,042
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
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 - Classic multifamily property with varied layouts, period details, elevator service, and resident parking in Lower Nob Hill.
Where is this apartment building located?
The property is located at 1235 Bush Street San Francisco, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: 24‑unit apartment building constructed in 1926; Approximately 12,968 square feet with 17 studios and seven one‑bedroom/one‑bathroom units; Lower Nob Hill location between the Polk Street and Downtown corridors
