Art Deco Quadplex with
For Sale
$3,255,500
Pending
1836-1840 Greenwich Street, San Francisco, CA 94123
Residential Income, San Francisco, CA
Property Size4,094 SF
Lot Size0.08 Acres
Days on Market70
Property Features for 1836-1840 Greenwich Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
6
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 4, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 6, Bathroom 2, Bathroom 5
Parking
4
Parking features
Garage, Tandem
Subdivision
SF District 7
Special listing conditions
Third Party Approval, Probate Listing
Standard status
Pending
APN
0506009
Size
4,094 SF
Lot size
0.08 Acres
Building Details
Year built
1932
Floors in Building
2
Number of units
4
Listing Agency:
Compass
(415) 660-9955
Listed By:
Michael Freethy
(212) 913-9058
Added: Jul 1
Changed: Sep 5
Last Checked: Sep 8 at 8:06AM
MLS# 426147685
Copyright © 2026 San Francisco Association of REALTORS. 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.
Built in 1932, this 4,094-square-foot quadplex occupies a 0.0789-acre lot and combines period architectural details with a multi-building layout. The front structure includes an upper flat with a living room, formal dining area, breakfast nook, original kitchen, two rear bedrooms, a deck, and two-and-a-half baths. The lower level contains separate two-bedroom and one-bedroom units. A detached one-bedroom house sits at the rear of the lot.
The property also includes a large high-ceiling garage with tandem parking and doors opening toward the rear courtyard. Its San Francisco setting carries a Walk Score of 98, with Union, Chestnut, and Polk Streets nearby, along with the Marina Green and transit access. The sale is subject to probate court confirmation.
The property also includes a large high-ceiling garage with tandem parking and doors opening toward the rear courtyard. Its San Francisco setting carries a Walk Score of 98, with Union, Chestnut, and Polk Streets nearby, along with the Marina Green and transit access. The sale is subject to probate court confirmation.
Key Highlights
- Quadplex totaling 4,094 square feet on a 0.0789‑acre lot
- 1932 construction with Art Deco period detailing
- Front building includes upper flat plus lower two‑bedroom and one‑bedroom units
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
$145,499
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
4.47%
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%
$2,909,980
$2.9M
Cap Rate 7%
$2,078,557
$2.1M
Cap Rate 9%
$1,616,656
$1.6M
Market Conditions
NOI Build-Up for 4,094 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
$221.1K $54.00/SF
− Vacancy
−$13.2K −$3.23/SF
EGI
$207.9K $50.77/SF
− OpEx
−$62.4K −$15.23/SF
NOI
$145.5K $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%
$2,909,980
Cap Rate 7%
$2,078,557
Cap Rate 9%
$1,616,656
Alternative Uses
Best Use
Multifamily LT 5
$2.08M
$1.82M – $2.42M
NOI $145,499 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$1.90M
$1.66M – $2.22M
NOI $132,920 @ 7.0% cap · market cap 4.08%
Theoretical Best
Specialty Retail
$20.00M
$17.50M – $23.33M
NOI $1,399,826 @ 7.0% cap · market cap 43.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,446
Businesses Nearby
Explore this area
Business Placement
Demographics for 94123, CA
26,131
Population
14,883
Households
1.8
Avg Household Size
35
Median Age
86%
College-Educated
98%
High-School Grad
1.1 sq mi
ZIP Area
23,755
Density / Sq Mi
$222,689
Median Household Income
$142,336
Median Earnings
$3,248
Median Rent
$2,000,001
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?
Quadplex - Four-unit property with a rear one-bedroom house, courtyard access, and tandem garage parking.
Where is this quadplex located?
The property is located at 1836-1840 Greenwich Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,255,500.
What are key features of this property?
This property features: Quadplex totaling 4,094 square feet on a 0.0789‑acre lot; 1932 construction with Art Deco period detailing; Front building includes upper flat plus lower two‑bedroom and one‑bedroom units
