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    San Francisco Multifamily Investment Opportunity Title is generated by Realmo AI

    305 Oak St, San Francisco, CA 94102

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    For Sale
    $1,999,000

    Five-unit multifamily property in a desirable San Francisco location.

    Type:Multifamily
    Property size:
    3,950 SF
    Price / SF:
    $506/SF
    Added:
    Apr 3, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 3 at 5:02 am

    Property Features for 305 Oak St

    General Information

    Standard status
    Active
    Size
    3,950 SF
    Property subtype
    Multifamily

    We can help!

    Listing Contact
    Eymon Binesh

    Listing agent Eymon Binesh License #CA: 02060059

    Listing office San Francisco Office

    Listing date Apr 3, 2026

    Source Marcusmillichap

    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 San Francisco Office

    HighLights

    • Stabilized 5‑unit multifamily property in a highly desirable San Francisco neighborhood.
    • Strong current cap rate of 5.08% with pro forma cap rate of 8.04%, indicating significant income potential.
    • Below‑market rents offer substantial upside opportunity through future rent increases.
    • Proximity to major employment centers, including the tech sector and financial district.
    • Convenient access to public transit and major transportation routes.
    • Well‑maintained units with potential for cosmetic upgrades to increase appeal.

    Overview

    Located in San Francisco, CA, 305 Oak Street is a fully stabilized 5-unit multifamily property. The property features spacious one-bedroom units, totaling 3,950 rentable square feet. Each unit has well-maintained interiors with potential for cosmetic upgrades. The property has a consistent rental history and generates a strong cap rate of 5.08%, with a pro forma cap rate of 8.04%. The property is priced slightly below market rents, offering upside opportunity through future rent increases. The location provides easy access to public transit, making it attractive to tenants in the tech industry, including companies such as Google, Facebook, and other prominent startups. The property is minutes from dining, entertainment, and shopping in San Francisco. It is also near major transportation routes, including highway access and public transit hubs, providing connectivity to the Bay Area. The surrounding neighborhood features residential and commercial developments, making it an ideal location for tenants who value convenience and a vibrant urban lifestyle. The property promises long-term stability and potential for future appreciation.

    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 $248.9k $63.00
    − Vacancy −$15.7k −$3.97
    EGI $233.2k $59.03
    − OpEx −$104.9k −$26.56
    NOI $128.2k $32.47
    3,950 SF · lease $63.00/SF/yr · vacancy 6.30% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.83M
    $1.60M – $2.14M (±1% cap)
    NOI $128,245 @ 7.0% cap · market cap 6.42%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $19.29M
    $16.88M – $22.51M (±1% cap)
    NOI $1,350,589 @ 7.0% cap · market cap 67.56%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

    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
    -122.424643
    Latitude
    37.774581

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    FAQs

    What type of property is this?
    Apartment building - Five-unit multifamily property in a desirable San Francisco location.
    Where is this apartment building located?
    The property is located at 305 Oak St San Francisco, CA.
    What is the asking price?
    The asking price for this property is $1,999,000.
    What are key features of this property?
    This property features: Stabilized 5‑unit multifamily property in a highly desirable San Francisco neighborhood.; Strong current cap rate of 5.08% with pro forma cap rate of 8.04%, indicating significant income potential.; Below‑market rents offer substantial upside opportunity through future rent increases.
    (415) 625-2161
    We can help!
    Listing Contact
    Eymon Binesh
    Real Estate License ID: CA: 02060059
    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.

    More about this property
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