8-Unit Apartment
For Sale
$4,695,000
179 Dolores Street, San Francisco, CA 94103
San Francisco multifamily property with varied layouts and private outdoor areas.
Property Size6,937 SF
Days on Market8
Property Features for 179 Dolores Street
General Information
Standard status
Active
Size
6,937 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
8
Building Details
Building Size
6,937 SF
Year Built
1922
Buildings
1
Listing Agency:
Vanguard Properties
Listed By:
Alexander Kolovyansky · License #CA01730963
(415) 864-7800
Source:
Elevationrealestate
Added: Sep 19
Changed: Sep 26
Last Checked: Sep 26 at 2:03PM
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 Vanguard Properties
Investment Insights
Based on property information with market context.
This 8-unit apartment property at 179 Dolores Street in San Francisco contains 6,937 square feet and dates to 1922. The unit mix includes one-, two-, and three-bedroom residences, offering varied layouts within a single multifamily building.
Distinctive residential features include a three-bedroom penthouse with views and a private deck, along with a ground-level two-bedroom, two-bath unit that opens to a large patio. The property also includes a range of smaller and larger units, supporting a diversified configuration for multifamily ownership or occupancy. The building is identified as well maintained in the available property information.
Distinctive residential features include a three-bedroom penthouse with views and a private deck, along with a ground-level two-bedroom, two-bath unit that opens to a large patio. The property also includes a range of smaller and larger units, supporting a diversified configuration for multifamily ownership or occupancy. The building is identified as well maintained in the available property information.
Key Highlights
- 8‑unit apartment building with one-, two-, and three‑bedroom units
- 6,937 SF multifamily property
- Built in 1922
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
$225,224
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
4.80%
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%
$4,504,480
$4.5M
Cap Rate 7%
$3,217,486
$3.2M
Cap Rate 9%
$2,502,489
$2.5M
Market Conditions
NOI Build-Up for 6,937 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
$437.0K $63.00/SF
− Vacancy
−$27.5K −$3.97/SF
EGI
$409.5K $59.03/SF
− OpEx
−$184.3K −$26.56/SF
NOI
$225.2K $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%
$4,504,480
Cap Rate 7%
$3,217,486
Cap Rate 9%
$2,502,489
Alternative Uses
Best Use
Apartment 5plus
$3.22M
$2.82M – $3.75M
NOI $225,224 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$33.88M
$29.65M – $39.53M
NOI $2,371,908 @ 7.0% cap · market cap 50.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
8,206
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - San Francisco multifamily property with varied layouts and private outdoor areas.
Where is this apartment building located?
The property is located at 179 Dolores Street San Francisco, CA.
What is the asking price?
The asking price for this property is $4,695,000.
What are key features of this property?
This property features: 8‑unit apartment building with one-, two-, and three‑bedroom units; 6,937 SF multifamily property; Built in 1922
