Six-Unit Apartment
For Sale
$2,600,000
521 Arguello Boulevard, San Francisco, CA 94118
Renovated kitchens, secure entry, laundry, and on-site parking support practical apartment operations.
Property Size4,524 SF
Price / SF$574.71
Days on Market38
Property Features for 521 Arguello Boulevard
General Information
Standard status
Active
Size
4,524 SF
Property subtype
Multi-Family
Building Details
Year Built
1971
Listing Agency:
Touchstone Commercial Partners Inc
(415) 275-0229
Listed By:
Readdress · License #01963487
(415) 275-0229
Source:
Readdress
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 26 at 12:52PM
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 Touchstone Commercial Partners Inc
Investment Insights
Based on property information with market context.
This six-unit apartment building includes four two-bedroom, one-bath apartments and two one-bedroom, one-bath apartments within approximately 4,524 square feet. Constructed in 1971, the property includes six on-site parking spaces, secure entry, on-site coin-operated laundry, and individually metered gas and electric service. Four units have renovated kitchens and updated contemporary finishes, while the residences offer spacious floor plans and practical layouts.
Located at 521 Arguello Boulevard in San Francisco’s Inner Richmond neighborhood, the property is near the Clement Street commercial corridor, Golden Gate Park, and UCSF Medical Center. The surrounding area includes restaurants, cafés, shopping, and public transportation, with access throughout San Francisco.
Located at 521 Arguello Boulevard in San Francisco’s Inner Richmond neighborhood, the property is near the Clement Street commercial corridor, Golden Gate Park, and UCSF Medical Center. The surrounding area includes restaurants, cafés, shopping, and public transportation, with access throughout San Francisco.
Key Highlights
- Six‑unit building with four two‑bedroom, one‑bath units and two one‑bedroom, one‑bath units
- Approximately 4,524 square feet built in 1971
- Six on‑site parking spaces
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
$146,881
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
5.65%
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%
$2,937,620
$2.9M
Cap Rate 7%
$2,098,300
$2.1M
Cap Rate 9%
$1,632,011
$1.6M
Market Conditions
NOI Build-Up for 4,524 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
$285.0K $63.00/SF
− Vacancy
−$18.0K −$3.97/SF
EGI
$267.1K $59.03/SF
− OpEx
−$120.2K −$26.56/SF
NOI
$146.9K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /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%
$2,937,620
Cap Rate 7%
$2,098,300
Cap Rate 9%
$1,632,011
Alternative Uses
Best Use
Apartment 5plus
$2.10M
$1.84M – $2.45M
NOI $146,881 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$22.10M
$19.34M – $25.78M
NOI $1,546,852 @ 7.0% cap · market cap 59.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,931
Businesses Nearby
Explore this area
Business Placement
Demographics for 94118, CA
42,356
Population
19,052
Households
2.2
Avg Household Size
37
Median Age
72%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
21,178
Density / Sq Mi
$159,550
Median Household Income
$92,946
Median Earnings
$2,695
Median Rent
$1,817,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Renovated kitchens, secure entry, laundry, and on-site parking support practical apartment operations.
Where is this apartment building located?
The property is located at 521 Arguello Boulevard San Francisco, CA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Six‑unit building with four two‑bedroom, one‑bath units and two one‑bedroom, one‑bath units; Approximately 4,524 square feet built in 1971; Six on‑site parking spaces
