15-Unit Victorian Apartment
New
For Sale
$6,495,000
250 Douglass Street, San Francisco, CA 94114
Historic multifamily property with varied layouts, ornate detailing, and a separate-parcel cottage.
Property Size8,220 SF
Days on Market5
Property Features for 250 Douglass Street
General Information
Standard status
Active
Size
8,220 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
15
Building Details
Building Size
8,220 SF
Year Built
1885
Construction
Victorian
Listing Agency:
Compass Commercial
Listed By:
Adam D Filly · License #01354775
(415) 516-9843
Source:
Elevationrealestate
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 12 at 8:33AM
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 Commercial
Investment Insights
Based on property information with market context.
Constructed in 1885, this 15-unit apartment building combines late-19th-century character with residential functionality. The unit mix includes studios, one-bedroom apartments, and two-bedroom apartments, with high ceilings, abundant windows, and ornate Victorian detailing. Select residences feature city views and private decks, while elegant shared areas contribute to the building’s distinctive presentation.
A freestanding cottage on a separate parcel accompanies the main property. The building occupies the corner of Douglass and Caselli in San Francisco’s Eureka Valley/Castro area. Historically known as the Alfred E. Clarke Mansion, the property survived the 1906 earthquake and was subsequently adapted for residential use.
A freestanding cottage on a separate parcel accompanies the main property. The building occupies the corner of Douglass and Caselli in San Francisco’s Eureka Valley/Castro area. Historically known as the Alfred E. Clarke Mansion, the property survived the 1906 earthquake and was subsequently adapted for residential use.
Key Highlights
- 15‑unit apartment building constructed in 1885
- Mix of studio, one‑bedroom, and two‑bedroom apartments
- Freestanding cottage located on a separate parcel
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
$266,879
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
4.11%
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%
$5,337,580
$5.3M
Cap Rate 7%
$3,812,557
$3.8M
Cap Rate 9%
$2,965,322
$3.0M
Market Conditions
NOI Build-Up for 8,220 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
$517.9K $63.00/SF
− Vacancy
−$32.6K −$3.97/SF
EGI
$485.2K $59.03/SF
− OpEx
−$218.4K −$26.56/SF
NOI
$266.9K $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%
$5,337,580
Cap Rate 7%
$3,812,557
Cap Rate 9%
$2,965,322
Alternative Uses
Best Use
Apartment 5plus
$3.81M
$3.34M – $4.45M
NOI $266,879 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$40.15M
$35.13M – $46.84M
NOI $2,810,593 @ 7.0% cap · market cap 43.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
15
Residential units
Location Intelligence
Trade Area within ½ mile
3,230
Businesses Nearby
Explore this area
Business Placement
Demographics for 94114, CA
33,683
Population
18,686
Households
1.8
Avg Household Size
40
Median Age
79%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
24,059
Density / Sq Mi
$196,528
Median Household Income
$117,677
Median Earnings
$2,898
Median Rent
$1,771,700
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 - Historic multifamily property with varied layouts, ornate detailing, and a separate-parcel cottage.
Where is this apartment building located?
The property is located at 250 Douglass Street San Francisco, CA.
What is the asking price?
The asking price for this property is $6,495,000.
What are key features of this property?
This property features: 15‑unit apartment building constructed in 1885; Mix of studio, one‑bedroom, and two‑bedroom apartments; Freestanding cottage located on a separate parcel
