San Francisco Multifamily Investment
282 Valley Street, San Francisco, CA 94131
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Six-unit property with income and rental upside in San Francisco.
Type:Multifamily
Property size:
5,950 SFPrice / SF:
$584/SF- Added:
- May 26, 2026
- Days on Market:
- 8
- Last Refresh:
- May 27 at 8:26 am
Property Features for 282 Valley Street
General Information
- Standard status
- Active
- Size
- 5,950 SF
- Property subtype
- Multifamily
Building Details
- Year Built
- 1910
Listing agent Eymon Binesh License #CA 02060059
Listing office Marcus & Millichap - Palo Alto (650) 391-1700
Listing date May 26, 2026
Source Crexi
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 Marcus & Millichap - Palo Alto
HighLights
- Significant rental upside potential by bringing below‑market rents to market rates.
- Located in a highly desirable San Francisco neighborhood with strong demand and rental growth.
- Attractive entry point into the San Francisco multifamily market at $580,000 per unit.
- Currently generating a 5.09% cap rate with potential to increase to a 9.06% pro forma cap rate.
- Fully occupied, income‑producing asset with in‑place cash flow.
- Classic architectural appeal and durable construction from 1910.
Overview
Located in the heart of San Francisco, 282 Valley Street is a six-unit multifamily property. Constructed in 1910, the property has classic architectural appeal and durable construction. The property is fully occupied, with all six units currently leased below market value. The property is generating a 5.09% cap rate, with potential for improvement to a 9.06% pro forma cap rate through rental increases and operational improvements. The in-place income reflects a GRM of 15.09, which is poised to compress to 9.19 as rents align with market levels. The property offers an attractive entry point into the San Francisco multifamily market. The loss-to-lease creates an opportunity to enhance value by repositioning rents toward market rates without requiring substantial capital investment. The property is well-positioned to capture strong demand and future rental growth. The property size is 5,950 square feet.
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $374.9k | $63.00 |
| − Vacancy | −$23.6k | −$3.97 |
| EGI | $351.2k | $59.03 |
| − OpEx | −$158.1k | −$26.56 |
| NOI | $193.2k | $32.47 |
5,950 SF · lease $63.00/SF/yr · vacancy 6.30% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$2.76M
$2.41M – $3.22M
NOI $193,179 @ 7.0% cap · market cap 5.55%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$29.06M
$25.43M – $33.91M
NOI $2,034,431 @ 7.0% cap · market cap 58.46%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Apartment buildings
Location Insight
- Map
- Local Demand
- City
- San Francisco
- County
- San Mateo
- State
- California
- Longitude
- -122.42867
- Latitude
- 37.744514
Nearby Similar for Sale
FAQs
What type of property is this?
Apartment building - Six-unit property with income and rental upside in San Francisco.
Where is this apartment building located?
The property is located at 282 Valley Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,480,000.
What are key features of this property?
This property features: Significant rental upside potential by bringing below‑market rents to market rates.; Located in a highly desirable San Francisco neighborhood with strong demand and rental growth.; Attractive entry point into the San Francisco multifamily market at $580,000 per unit.
