Two-Story Triplex with
For Sale
$1,749,000
1294 Guerrero Street, San Francisco, CA 94110
Residential Income, San Francisco, CA
Property Size2,880 SF
Lot Size0.04 Acres
Price / SF$607.29
Days on Market366
Property Features for 1294 Guerrero Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
RH3
Bedrooms
9
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 6, Bedroom 5, Bedroom 4, Bathroom 1, Bedroom 1, Bedroom 8, Bathroom 3, Bedroom 2, Bedroom 7, Bedroom 3, Bedroom 9, Bathroom 2
Parking
2
Parking features
Garage
Exterior features
Yard Space
Appliances
Free-Standing Gas Oven, Free-Standing Gas Range
Lot features
Shape Regular, Shape Regular
View
City
Directions
Corner of Guerrero & 25th St.
Subdivision
SF District 5
Standard status
Active
APN
6512010A
Size
2,880 SF
Lot size
0.04 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Water source
Public
Amenities
backyard
Building Details
Year built
1948
Floors in Building
2
Number of units
4
Building materials
Stucco
Roof type
Tar/Gravel
Listing Agency:
Century 21 Masters · Century 21 Real Estate
(415) 213-1600
Listed By:
George B Helwee
(415) 518-2525
Added: Sep 2, 2025
Changed: Aug 27
Last Checked: Sep 2 at 10:06PM
MLS# 425069060
Copyright © 2026 San Francisco Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,880-square-foot, two-story triplex was built in 1948 and includes two one-bedroom, one-bath units and one two-bedroom, one-bath unit. An additional unwarranted in-law unit provides further existing space. The building features stucco construction, central heating, tar and gravel roofing, public water, and public sewer. A backyard and attached two-car parking garage are also included.
Located in San Francisco’s 24th & Valencia Streets area, the property sits on a 0.044-acre lot at 1294 Guerrero Street. The RH3 zoning designation, established unit mix, garage, and outdoor space create a clearly defined residential income property configuration.
Located in San Francisco’s 24th & Valencia Streets area, the property sits on a 0.044-acre lot at 1294 Guerrero Street. The RH3 zoning designation, established unit mix, garage, and outdoor space create a clearly defined residential income property configuration.
Key Highlights
- 2,880 square feet on a 0.044‑acre lot
- Two 1BR/1BA units and one 2BR/1BA unit
- Additional unwarranted in‑law unit
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
$96,668
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
5.53%
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%
$1,933,360
$1.9M
Cap Rate 7%
$1,380,971
$1.4M
Cap Rate 9%
$1,074,089
$1.1M
Market Conditions
NOI Build-Up for 2,880 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
$146.9K $51.00/SF
− Vacancy
−$8.8K −$3.05/SF
EGI
$138.1K $47.95/SF
− OpEx
−$41.4K −$14.39/SF
NOI
$96.7K $33.57/SF
Area
ZIP 94110
Vacancy
5.98%
Lease Rate
$51.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,933,360
Cap Rate 7%
$1,380,971
Cap Rate 9%
$1,074,089
Alternative Uses
Best Use
Multifamily LT 5
$1.38M
$1.21M – $1.61M
NOI $96,668 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$1.27M
$1.11M – $1.48M
NOI $89,052 @ 7.0% cap · market cap 5.09%
Theoretical Best
Specialty Retail
$14.07M
$12.31M – $16.41M
NOI $984,733 @ 7.0% cap · market cap 56.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
5,477
Businesses Nearby
Explore this area
Business Placement
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
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?
Triplex - Three-unit configuration includes two one-bedroom residences and one two-bedroom residence.
Where is this triplex located?
The property is located at 1294 Guerrero Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,749,000.
What are key features of this property?
This property features: 2,880 square feet on a 0.044‑acre lot; Two 1BR/1BA units and one 2BR/1BA unit; Additional unwarranted in‑law unit
