Updated Multifamily Apartment
For Sale
$3,200,000
1720 McAllister Street, San Francisco, CA 94115
Well-maintained multifamily building with thoughtfully updated interiors and shared amenities.
Property Size6,659 SF
Days on Market98
Property Features for 1720 McAllister Street
General Information
Standard status
Active
Size
6,659 SF
Property subtype
Multifamily
Additional Details
Business Included
Yes
Building Details
Building Size
6,659 SF
Tenancy
Multi
Listed By:
Matt Healy · License #CalDRE #02027148
(415) 497-0259
Source:
Compass-cre
Added: Jun 2
Changed: Sep 5
Last Checked: Sep 7 at 7:07AM
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 Matt Healy
Investment Insights
Based on property information with market context.
1720 McAllister Street is a well-maintained multifamily apartment building with a classic San Francisco exterior and meticulously maintained facade. The interiors have been thoughtfully updated, and the layout is designed to support efficient unit turnover while maintaining tenant comfort. Shared amenities are included to enhance the resident experience, and recent capital improvements are intended to limit near-term expenditure.
The property is situated on a wide, tree-lined thoroughfare within a high-demand residential corridor in San Francisco. The remarks indicate a proven occupancy history and consistent rental performance, along with an opportunity for targeted modernization to support future income growth.
Overall, the building offers a combination of historic curb appeal and modernized functionality, supported by sturdy building systems for long-term operational stability.
The property is situated on a wide, tree-lined thoroughfare within a high-demand residential corridor in San Francisco. The remarks indicate a proven occupancy history and consistent rental performance, along with an opportunity for targeted modernization to support future income growth.
Overall, the building offers a combination of historic curb appeal and modernized functionality, supported by sturdy building systems for long-term operational stability.
Key Highlights
- Well‑maintained multifamily building with thoughtfully updated interiors
- Classic San Francisco facade with meticulous exterior maintenance
- Efficient unit layout designed to maximize rentable area and tenant comfort
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
$216,198
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
6.76%
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%
$4,323,960
$4.3M
Cap Rate 7%
$3,088,543
$3.1M
Cap Rate 9%
$2,402,200
$2.4M
Market Conditions
NOI Build-Up for 6,659 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
$419.5K $63.00/SF
− Vacancy
−$26.4K −$3.97/SF
EGI
$393.1K $59.03/SF
− OpEx
−$176.9K −$26.56/SF
NOI
$216.2K $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%
$4,323,960
Cap Rate 7%
$3,088,543
Cap Rate 9%
$2,402,200
Alternative Uses
Best Use
Apartment 5plus
$3.09M
$2.70M – $3.60M
NOI $216,198 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$32.53M
$28.46M – $37.95M
NOI $2,276,854 @ 7.0% cap · market cap 71.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
5,991
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
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 - Well-maintained multifamily building with thoughtfully updated interiors and shared amenities.
Where is this apartment building located?
The property is located at 1720 McAllister Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Well‑maintained multifamily building with thoughtfully updated interiors; Classic San Francisco facade with meticulous exterior maintenance; Efficient unit layout designed to maximize rentable area and tenant comfort
