11-Unit Apartment
New
For Sale
$3,695,000
1285 8th Avenue, San Francisco, CA 94122
Multifamily property with varied unit mix, period architectural elements, seismic work, laundry, and on-site parking.
Property Size10,413 SF
Price / SF$354.84
Days on Market7
Property Features for 1285 8th Avenue
General Information
Standard status
Active
Size
10,413 SF
Total Parking Spaces
1
Property subtype
Multi Family
Units
Unit Mix
8 x studio, 2 x 2BR, 1 x 3BR
Multifamily Units
11
Additional Details
Public Transit
Yes
Amenities
coin-operated laundry
Building Details
Building Size
10,413 SF
Year Built
1927
Buildings
1
Listing Agency:
Compass
Listed By:
Allison Chapleau · License #01369080
(415) 321-7000
Source:
Cityrealestatesf
Added: Sep 21
Changed: Sep 25
Last Checked: Sep 26 at 2:35PM
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.
This 11-unit apartment building, completed in 1927, offers a varied residential mix of eight studios, two 2-bedroom units, and a top-floor 3-bedroom residence with views. Each 2-bedroom apartment includes an additional office area, with potential for conversion to a 3-bedroom layout. Interior and exterior character elements include a decorative façade, ornate entry lobby, ironwork, hardwood floors, and other period detailing. The property also includes coin-operated laundry and one-car parking.
Building improvements include a completed soft-story seismic retrofit, a modified-bitumen roof installed in 2013, and a fire alarm system meeting current sleeping-area requirements. The property has also completed its SB 721 inspection.
Located at 1285 8th Avenue in San Francisco’s Inner Sunset, the building is near the 9th & Irving commercial corridor, Golden Gate Park, restaurants, cafés, shopping, and the N-Judah Muni line, with access to Downtown and other parts of the city.
Building improvements include a completed soft-story seismic retrofit, a modified-bitumen roof installed in 2013, and a fire alarm system meeting current sleeping-area requirements. The property has also completed its SB 721 inspection.
Located at 1285 8th Avenue in San Francisco’s Inner Sunset, the building is near the 9th & Irving commercial corridor, Golden Gate Park, restaurants, cafés, shopping, and the N-Judah Muni line, with access to Downtown and other parts of the city.
Key Highlights
- 11‑unit apartment building with eight studios, two 2‑bedroom units, and one 3‑bedroom residence
- Both 2‑bedroom units include additional office spaces with potential for 3‑bedroom conversion
- Completed soft‑story seismic retrofit and SB 721 inspection
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
$314,253
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
8.50%
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%
$6,285,060
$6.3M
Cap Rate 7%
$4,489,329
$4.5M
Cap Rate 9%
$3,491,700
$3.5M
Market Conditions
NOI Build-Up for 10,413 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
$609.8K $58.56/SF
− Vacancy
−$38.4K −$3.69/SF
EGI
$571.4K $54.87/SF
− OpEx
−$257.1K −$24.69/SF
NOI
$314.3K $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%
$6,285,060
Cap Rate 7%
$4,489,329
Cap Rate 9%
$3,491,700
Alternative Uses
Best Use
Apartment 5plus
$4.49M
$3.93M – $5.24M
NOI $314,253 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$4.99M
$4.37M – $5.83M
NOI $349,514 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
11
Residential units
Location Intelligence
Trade Area within ½ mile
5,195
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
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property with varied unit mix, period architectural elements, seismic work, laundry, and on-site parking.
Where is this apartment building located?
The property is located at 1285 8th Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $3,695,000.
What are key features of this property?
This property features: 11‑unit apartment building with eight studios, two 2‑bedroom units, and one 3‑bedroom residence; Both 2‑bedroom units include additional office spaces with potential for 3‑bedroom conversion; Completed soft‑story seismic retrofit and SB 721 inspection
