21-Unit Apartment
For Sale
$3,950,000
1312 Jackson Street, San Francisco, CA 94109
Detached apartment property with studio and one-bedroom layouts, separate utility metering, and select bridge and bay views.
Property Size9,426 SF
Days on Market22
Property Features for 1312 Jackson Street
General Information
Standard status
Active
Size
9,426 SF
Property subtype
Multi Family
Units
Unit Mix
13 x studio, 8 x 1BR
Multifamily Units
21
Building Details
Building Size
9,426 SF
Year Built
1909
Buildings
1
Listing Agency:
Compass Commercial
Listed By:
Adam D Filly · License #01354775
(415) 516-9843
Source:
Bonniespindler
Added: Aug 12
Changed: Aug 26
Last Checked: Sep 1 at 11:50PM
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 1909, this detached apartment property contains 21 units arranged as 13 studios and 8 one-bedroom apartments. The building is open on all sides, supporting natural light throughout the residences, and select units feature Golden Gate Bridge and bay views.
Gas and electricity are separately metered by apartment, while heating is provided through a central steam boiler. Professional management and ongoing maintenance are already in place, offering an established operating framework for the property.
Gas and electricity are separately metered by apartment, while heating is provided through a central steam boiler. Professional management and ongoing maintenance are already in place, offering an established operating framework for the property.
Key Highlights
- 21‑unit apartment building with 13 studios and 8 one‑bedrooms
- Constructed in 1909
- Many units offer Golden Gate Bridge and Bay views
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
$281,552
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
7.13%
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%
$5,631,040
$5.6M
Cap Rate 7%
$4,022,171
$4.0M
Cap Rate 9%
$3,128,356
$3.1M
Market Conditions
NOI Build-Up for 9,426 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
$546.3K $57.96/SF
− Vacancy
−$34.4K −$3.65/SF
EGI
$511.9K $54.31/SF
− OpEx
−$230.4K −$24.44/SF
NOI
$281.6K $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%
$5,631,040
Cap Rate 7%
$4,022,171
Cap Rate 9%
$3,128,356
Alternative Uses
Best Use
Apartment 5plus
$4.02M
$3.52M – $4.69M
NOI $281,552 @ 7.0% cap · market cap 7.13%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$42.97M
$37.60M – $50.13M
NOI $3,008,086 @ 7.0% cap · market cap 76.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21
Residential units
Location Intelligence
Trade Area within ½ mile
10,528
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 - Detached apartment property with studio and one-bedroom layouts, separate utility metering, and select bridge and bay views.
Where is this apartment building located?
The property is located at 1312 Jackson Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 21‑unit apartment building with 13 studios and 8 one‑bedrooms; Constructed in 1909; Many units offer Golden Gate Bridge and Bay views
