Victorian 4-Unit Apartment
New
For Sale
$2,095,000
1876-1878 Green Street, San Francisco, CA 94123
A top-floor apartment will be delivered vacant, while the remaining residences are tenant-occupied.
Property Size2,900 SF
Price / SF$722.41
Days on Market3
Property Features for 1876-1878 Green Street
General Information
Standard status
Active
Size
2,900 SF
Property subtype
Quadruplex
Building Details
Building Size
2,900 SF
Year Built
1900
Listing Agency:
Compass
Listed By:
Kevin S Wong · License #01331542
(212) 913-9058
Source:
Cityrealestatesf
Added: Sep 14
Changed: Sep 15
Last Checked: Sep 15 at 6:40AM
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 Compass
Investment Insights
Based on property information with market context.
Built in 1900, this Victorian quadplex contains four one-bedroom, one-bath apartments with high ceilings and original architectural details. The top-floor residence will be delivered vacant and includes an additional room that may be converted into a second bedroom, along with views toward the Golden Gate Bridge and Alcatraz. Three apartments are currently occupied.
The property includes a side-by-side two-car garage, two storage areas with ADU potential, and coin-operated laundry. Located at 1876-1878 Green Street in San Francisco’s Cow Hollow, the building is one block from the Union Street corridor, with dining and boutique retail nearby.
The property includes a side-by-side two-car garage, two storage areas with ADU potential, and coin-operated laundry. Located at 1876-1878 Green Street in San Francisco’s Cow Hollow, the building is one block from the Union Street corridor, with dining and boutique retail nearby.
Key Highlights
- Four 1bed/1bath apartments; 3 units are tenant‑occupied
- Top‑floor unit to be delivered vacant with an additional room for potential second bedroom
- Views of Golden Gate Bridge and Alcatraz from the vacant unit
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
$103,065
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
4.92%
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%
$2,061,300
$2.1M
Cap Rate 7%
$1,472,357
$1.5M
Cap Rate 9%
$1,145,167
$1.1M
Market Conditions
NOI Build-Up for 2,900 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
$156.6K $54.00/SF
− Vacancy
−$9.4K −$3.23/SF
EGI
$147.2K $50.77/SF
− OpEx
−$44.2K −$15.23/SF
NOI
$103.1K $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%
$2,061,300
Cap Rate 7%
$1,472,357
Cap Rate 9%
$1,145,167
Alternative Uses
Best Use
Multifamily LT 5
$1.47M
$1.29M – $1.72M
NOI $103,065 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$1.35M
$1.18M – $1.57M
NOI $94,154 @ 7.0% cap · market cap 4.49%
Theoretical Best
Specialty Retail
$14.17M
$12.39M – $16.53M
NOI $991,572 @ 7.0% cap · market cap 47.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
8,642
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 - A top-floor apartment will be delivered vacant, while the remaining residences are tenant-occupied.
Where is this quadplex located?
The property is located at 1876-1878 Green Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,095,000.
What are key features of this property?
This property features: Four 1bed/1bath apartments; 3 units are tenant‑occupied; Top‑floor unit to be delivered vacant with an additional room for potential second bedroom; Views of Golden Gate Bridge and Alcatraz from the vacant unit
