Two-Unit
For Sale
$1,100,000
253 Hartford St San, San Francisco, CA 94114
The property includes one vacant upper unit and one unit occupied by long-term protected tenants.
Property Size2,147 SF
Days on Market186
Property Features for 253 Hartford St San
General Information
Standard status
Active
Size
2,147 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
No Air Conditioning
Building Details
Building Size
2,147 SF
Year Built
1895
Listing Agency:
Bridges 8 Real Property Sales & Management Inc
Listed By:
Perry Gastis
Source:
Kw
Added: Feb 26
Changed: Aug 30
Last Checked: Aug 30 at 4:29AM
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 Bridges 8 Real Property Sales & Management Inc
Investment Insights
Based on property information with market context.
Built in 1895, this duplex is arranged as two residential units. The upper unit is vacant, while the other unit is occupied by long-term protected tenants. Interior features include no air conditioning.
The property is identified with the Castro neighborhood and Hartford Street address references in San Francisco. Access to the property requires express permission, and the existing occupants should not be disturbed. The current configuration provides a clear two-unit layout for an owner or purchaser evaluating the building in its present form.
The property is identified with the Castro neighborhood and Hartford Street address references in San Francisco. Access to the property requires express permission, and the existing occupants should not be disturbed. The current configuration provides a clear two-unit layout for an owner or purchaser evaluating the building in its present form.
Key Highlights
- Two residential units in the current configuration
- Upper unit is vacant
- One unit has long‑term protected tenant occupants
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
$76,303
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
6.94%
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%
$1,526,060
$1.5M
Cap Rate 7%
$1,090,043
$1.1M
Cap Rate 9%
$847,811
$847.8K
Market Conditions
NOI Build-Up for 2,147 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
$115.9K $54.00/SF
− Vacancy
−$6.9K −$3.23/SF
EGI
$109.0K $50.77/SF
− OpEx
−$32.7K −$15.23/SF
NOI
$76.3K $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%
$1,526,060
Cap Rate 7%
$1,090,043
Cap Rate 9%
$847,811
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$953.8K – $1.27M
NOI $76,303 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$995.8K
$871.3K – $1.16M
NOI $69,707 @ 7.0% cap · market cap 6.34%
Theoretical Best
Specialty Retail
$10.49M
$9.18M – $12.24M
NOI $734,105 @ 7.0% cap · market cap 66.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,935
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - The property includes one vacant upper unit and one unit occupied by long-term protected tenants.
Where is this duplex located?
The property is located at 253 Hartford St San San Francisco, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two residential units in the current configuration; Upper unit is vacant; One unit has long‑term protected tenant occupants
