Victorian Triplex with
For Sale
$1,595,000
133-135A Saturn Street, San Francisco, CA 94114
Three-unit residential property with landscaped outdoor areas, city and hill views, and one unit delivered vacant.
Property Size2,240 SF
Price / SF$712.05
Days on Market8
Property Features for 133-135A Saturn Street
General Information
Standard status
Active
Size
2,240 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Multifamily Units
3
Building Details
Year Built
1900
Buildings
1
Construction
Victorian
Listing Agency:
Touchstone Commercial Partners Inc
(415) 275-0229
Listed By:
Readdress
(415) 275-0229
Source:
Readdress
Added: Aug 22
Changed: Aug 28
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.
Built in 1900, this Victorian residential property contains three units, with one presented vacant. A garden-level bonus area adds flexible space for uses such as a home office, gym, or guest area. The building also includes a landscaped rear garden and several outdoor areas oriented toward broad hill and city views.
Recent improvements include a remodeled kitchen in unit 135, replacement of all four electrical service panels, roof maintenance with sections of the flat roof replaced, and a new rear deck at 133. The property is located on a quiet street in San Francisco’s Corona Heights neighborhood, near Corona Heights Park and its trails. Castro and Upper Market shops, restaurants, nightlife, and transit are located down the hill, with the Castro Muni station and other nearby lines connecting to the city.
Recent improvements include a remodeled kitchen in unit 135, replacement of all four electrical service panels, roof maintenance with sections of the flat roof replaced, and a new rear deck at 133. The property is located on a quiet street in San Francisco’s Corona Heights neighborhood, near Corona Heights Park and its trails. Castro and Upper Market shops, restaurants, nightlife, and transit are located down the hill, with the Castro Muni station and other nearby lines connecting to the city.
Key Highlights
- Three residential units, including one delivered vacant
- Garden‑level bonus space suitable for an office, gym, or guest area
- Landscaped rear garden with multiple outdoor areas
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
$79,609
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
4.99%
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%
$1,592,180
$1.6M
Cap Rate 7%
$1,137,271
$1.1M
Cap Rate 9%
$884,544
$884.5K
Market Conditions
NOI Build-Up for 2,240 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
$121.0K $54.00/SF
− Vacancy
−$7.2K −$3.23/SF
EGI
$113.7K $50.77/SF
− OpEx
−$34.1K −$15.23/SF
NOI
$79.6K $35.54/SF
Area
San Francisco, CA
Vacancy
5.98%
Lease Rate
$54.00 /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%
$1,592,180
Cap Rate 7%
$1,137,271
Cap Rate 9%
$884,544
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$995.1K – $1.33M
NOI $79,609 @ 7.0% cap · market cap 4.99%
Second Best
Apartment 5plus
$1.04M
$909.1K – $1.21M
NOI $72,726 @ 7.0% cap · market cap 4.56%
Theoretical Best
Specialty Retail
$10.94M
$9.57M – $12.77M
NOI $765,904 @ 7.0% cap · market cap 48.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
3,206
Businesses Nearby
Explore this area
Business Placement
Demographics for 94114, CA
33,683
Population
18,686
Households
1.8
Avg Household Size
40
Median Age
79%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
24,059
Density / Sq Mi
$196,528
Median Household Income
$117,677
Median Earnings
$2,898
Median Rent
$1,771,700
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 residential property with landscaped outdoor areas, city and hill views, and one unit delivered vacant.
Where is this triplex located?
The property is located at 133-135A Saturn Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Three residential units, including one delivered vacant; Garden‑level bonus space suitable for an office, gym, or guest area; Landscaped rear garden with multiple outdoor areas
