Five-Unit Multifamily Apartment
For Sale
$1,995,000
1821-1823 Oak Street, San Francisco, CA 94117
Other - San Francisco, CA
Property Size4,457 SF
Lot Size0.08 Acres
Price / SF$447.61
Days on Market81
Property Features for 1821-1823 Oak Street
General Information
Property type
Other
Property subtype
Multi Family
Bedrooms
7
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
Parking
1
Parking features
Garage
Standard status
Active
APN
1225035
Size
4,457 SF
Lot size
0.08 Acres
Building Details
Year built
1900
Architectural style
Other
Listing Agency:
Engel & Völkers San Francisco Union Street
(415) 689-8592
Listed By:
Michael B Johnston
Added: Jun 12
Changed: Jul 15
Last Checked: Aug 31 at 11:06AM
MLS# 426132539
Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
1821-1823 Oak Street is a well-maintained five-unit apartment building comprising three 2-bedroom/1-bath units, one 1-bedroom/1-bath unit, and one studio apartment, totaling approximately 4,457 square feet. The property is fully occupied and professionally managed. Documented improvements include completed earthquake retrofit work, updated electrical systems, and separate gas and electric metering for each unit. Several apartments have been remodeled with updated kitchens and baths while keeping bright, spacious, functional layouts. The building also features a large landscaped rear yard with direct access from the expansive ground-floor flat, along with a large one-car garage and dedicated tenant storage areas.
Located in San Francisco, the property benefits from a neighborhood setting described as the NOPA area. The residential configuration supports straightforward tenant living, and the rear-yard amenity adds meaningful outdoor space uncommon for many apartment buildings.
For tenants, the unit mix provides multiple options, from studio through two-bedroom layouts, with individual gas and electric metering and an outdoor common area accessed directly from the ground-floor unit. For buyers, the current fully occupied status, professionally managed operations, and documented system and capital improvements can support an efficiently run income-producing multifamily asset.
Located in San Francisco, the property benefits from a neighborhood setting described as the NOPA area. The residential configuration supports straightforward tenant living, and the rear-yard amenity adds meaningful outdoor space uncommon for many apartment buildings.
For tenants, the unit mix provides multiple options, from studio through two-bedroom layouts, with individual gas and electric metering and an outdoor common area accessed directly from the ground-floor unit. For buyers, the current fully occupied status, professionally managed operations, and documented system and capital improvements can support an efficiently run income-producing multifamily asset.
Key Highlights
- Located in the highly desirable NOPA neighborhood of San Francisco.
- Five‑unit apartment building with a mix of unit types (3 x 2‑bed/1‑bath, 1 x 1‑bed/1‑bath, 1 x studio).
- Stable in‑place income with attractive future rental upside potential.
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
$144,706
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
7.25%
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%
$2,894,120
$2.9M
Cap Rate 7%
$2,067,229
$2.1M
Cap Rate 9%
$1,607,844
$1.6M
Market Conditions
NOI Build-Up for 4,457 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
$280.8K $63.00/SF
− Vacancy
−$17.7K −$3.97/SF
EGI
$263.1K $59.03/SF
− OpEx
−$118.4K −$26.56/SF
NOI
$144.7K $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%
$2,894,120
Cap Rate 7%
$2,067,229
Cap Rate 9%
$1,607,844
Alternative Uses
Best Use
Apartment 5plus
$2.07M
$1.81M – $2.41M
NOI $144,706 @ 7.0% cap · market cap 7.25%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$21.77M
$19.05M – $25.40M
NOI $1,523,943 @ 7.0% cap · market cap 76.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
4,215
Businesses Nearby
Explore this area
Business Placement
Demographics for 94117, CA
38,451
Population
19,709
Households
2
Avg Household Size
36
Median Age
78%
College-Educated
96%
High-School Grad
1.3 sq mi
ZIP Area
29,578
Density / Sq Mi
$175,096
Median Household Income
$106,542
Median Earnings
$2,786
Median Rent
$1,641,400
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 - Well-maintained five-unit building with separate utilities, capital improvements, and a landscaped rear yard.
Where is this apartment building located?
The property is located at 1821-1823 Oak Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Located in the highly desirable NOPA neighborhood of San Francisco.; Five‑unit apartment building with a mix of unit types (3 x 2‑bed/1‑bath, 1 x 1‑bed/1‑bath, 1 x studio).; Stable in‑place income with attractive future rental upside potential.
