Victorian Quadplex with
For Sale
$2,095,000
Pending
1876-1878 Green Street, San Francisco, CA 94123
Residential Income, San Francisco, CA
Property Size2,900 SF
Lot Size0.06 Acres
Days on Market58
Property Features for 1876-1878 Green Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 3, Basement, Bathroom 4, Bedroom 3, Bedroom 2, Bathroom 1, Laundry Room, Bathroom 2, Bedroom 1
Parking
2
Parking features
Side By Side, Garage
Lot features
Landscape Front, Shape Regular, Zero Lot Line, Landscape Front, Shape Regular, Zero Lot Line
View
Bridge, Water
Subdivision
SF District 7
Standard status
Pending
APN
0543017
Size
2,900 SF
Lot size
0.06 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
shared coin-op laundry
Building Details
Year built
1900
Floors in Building
3
Number of units
4
Roof type
Asphalt
Listing Agency:
Compass
(415) 660-9955
Listed By:
Kevin S Wong · License #01331542
(212) 913-9058
Added: Aug 1
Changed: Sep 23
Last Checked: Sep 27 at 4:06AM
MLS# 426156952
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 1900, this 2,900-square-foot Victorian quadplex contains four one-bedroom, one-bath apartments. 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 occupied by tenants. Original architectural details and high ceilings complement the building’s period character.
The property includes a vacant side-by-side two-car garage accessed through a shared driveway and easement, two storage areas, and shared coin-operated laundry. There is no yard. Public water and sewer serve the property, with wall-furnace heating and an asphalt roof. The building is located one block from the Union Street corridor in San Francisco’s Cow Hollow area.
The property includes a vacant side-by-side two-car garage accessed through a shared driveway and easement, two storage areas, and shared coin-operated laundry. There is no yard. Public water and sewer serve the property, with wall-furnace heating and an asphalt roof. The building is located one block from the Union Street corridor in San Francisco’s Cow Hollow area.
Key Highlights
- Four 1bed/1bath apartments in a classic Victorian quadplex
- 2,900 square feet on a 0.0573‑acre lot
- Top‑floor unit delivered vacant; 3 units are tenant‑occupied
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
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Current Use
Lease Details
4
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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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?
Quadplex - Four one-bedroom apartments include a vacant top-floor unit with an extra room and Golden Gate Bridge views.
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 in a classic Victorian quadplex; 2,900 square feet on a 0.0573‑acre lot; Top‑floor unit delivered vacant; 3 units are tenant‑occupied
