Six-Unit Apartment
For Sale
$2,150,000
1254 48th Avenue, San Francisco, CA 94122
Multifamily property with two-bedroom and studio residences, separate utility meters, and on-site parking.
Property Size4,070 SF
Price / SF$528.26
Days on Market85
Property Features for 1254 48th Avenue
General Information
Standard status
Active
Size
4,070 SF
Total Parking Spaces
6
Property subtype
Multi Family
Units
Unit Mix
4 x 2bd-1ba, 2 x studio
Multifamily Units
6
Additional Details
Public Transit
Yes
Building Details
Building Size
4,070 SF
Year Built
1964
Buildings
1
Listing Agency:
Compass Commercial
(415) 345-3000
Listed By:
John M Antonini · License #01842830
Source:
Cityrealestatesf
Added: Jun 8
Changed: Aug 30
Last Checked: Jul 27 at 12:59PM
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 Commercial
Investment Insights
Based on property information with market context.
Built in 1964, this six-unit apartment building includes four two-bedroom, one-bath residences and two studio units. Gas and electricity are separately metered, and the property provides parking for six cars.
The building is positioned in San Francisco’s Outer Sunset, in the northwestern Sunset District. Ocean Beach, Golden Gate Park, and the dining and retail corridors along Irving and Judah Streets are nearby. The N-Judah Muni line is within a short walk, providing transit access to Downtown San Francisco.
The building is positioned in San Francisco’s Outer Sunset, in the northwestern Sunset District. Ocean Beach, Golden Gate Park, and the dining and retail corridors along Irving and Judah Streets are nearby. The N-Judah Muni line is within a short walk, providing transit access to Downtown San Francisco.
Key Highlights
- Six‑unit apartment building constructed in 1964
- Unit mix includes four 2bd‑1ba apartments and two studios
- Separate meters serve gas and electricity
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
$122,828
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
5.71%
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%
$2,456,560
$2.5M
Cap Rate 7%
$1,754,686
$1.8M
Cap Rate 9%
$1,364,756
$1.4M
Market Conditions
NOI Build-Up for 4,070 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
$238.3K $58.56/SF
− Vacancy
−$15.0K −$3.69/SF
EGI
$223.3K $54.87/SF
− OpEx
−$100.5K −$24.69/SF
NOI
$122.8K $30.18/SF
Area
ZIP 94122
Vacancy
6.30%
Lease Rate
$58.56 /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%
$2,456,560
Cap Rate 7%
$1,754,686
Cap Rate 9%
$1,364,756
Alternative Uses
Best Use
Apartment 5plus
$1.75M
$1.54M – $2.05M
NOI $122,828 @ 7.0% cap · market cap 5.71%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.95M
$1.71M – $2.28M
NOI $136,610 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 94122, CA
57,160
Population
24,155
Households
2.4
Avg Household Size
39
Median Age
63%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
17,321
Density / Sq Mi
$145,717
Median Household Income
$80,501
Median Earnings
$2,720
Median Rent
$1,507,100
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 - Multifamily property with two-bedroom and studio residences, separate utility meters, and on-site parking.
Where is this apartment building located?
The property is located at 1254 48th Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Six‑unit apartment building constructed in 1964; Unit mix includes four 2bd‑1ba apartments and two studios; Separate meters serve gas and electricity
