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    Pacific Heights Multifamily Investment Opportunity Title is generated by Realmo AI

    2850 Sacramento St, San Francisco, CA 94115

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    For Sale
    $3,980,000

    Five-unit Edwardian building in prestigious Pacific Heights neighborhood.

    Type:Multifamily
    Added:
    Apr 3, 2026
    Days on Market:
    65
    Last Refresh:
    Apr 3 at 5:36 am

    Property Features for 2850 Sacramento St

    General Information

    Standard status
    Active
    Property subtype
    Multifamily

    We can help!

    Listing Contact
    Jon A. Holmquist

    Listing agent Jon A. Holmquist License #License(s): CA: 01257479

    Listing office Marcus & Millichap - San Francisco

    Listing date Apr 3, 2026

    Source Marcusmillichap

    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 - San Francisco

    HighLights

    • Prime Pacific Heights Location: Prestigious neighborhood with strong school district.
    • Vacant 4‑Bedroom Unit: Ideal for owner‑occupancy or immediate rental income.
    • Strong Income Potential: High in‑place rental income with potential for upside.
    • Flexible Unit Mix: Includes a 4‑bedroom, 3‑bedroom, 2‑bedroom, 1‑bedroom, and studio apartment.
    • Large Vacant Garage: A massive three‑car garage with bonus room offers significant potential.
    • Proximity to Amenities: Half‑block to Divisadero and close to Fillmore Street shops/dining, parks, medical campuses, and public transit.

    Overview

    Located in Pacific Heights, San Francisco, 2850 Sacramento Street presents an investment opportunity with a five-unit multifamily property. Constructed in 1905, this Edwardian-style building has architectural character and curb appeal. The property features five residential units, including a 4-bedroom/2-bath unit with a small deck, a 3-bedroom/1-bath unit, a 2-bedroom/1-bath unit, a 1-bedroom/1-bath unit, and a studio apartment. A patio area is located to the rear of the building for tenant use. The bottom floor contains a vacant three-car garage (up to five-car with tandem parking), a bonus room, and a common laundry room with two washers and two dryers. The building's configuration supports a mix of tenant profiles, including families, professionals, graduate students, and young urban renters. Positioned on a quiet block of Sacramento Street, the building is near amenities. Residents have access to Divisadero Street and Fillmore Street's shopping and dining district, open green spaces including Lafayette Park and Alta Plaza Park, and proximity to medical campuses such as UCSF and Sutter Health’s CPMC. Public transit options and tech shuttle stops are located within walking distance, offering connectivity to downtown San Francisco, the Financial District, and major employment hubs. The vacant 4-bedroom/2-bath unit is suitable for an owner user.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Mateo
    State
    California
    Longitude
    -122.43988
    Latitude
    37.789364

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    FAQs

    What type of property is this?
    Apartment building - Five-unit Edwardian building in prestigious Pacific Heights neighborhood.
    Where is this apartment building located?
    The property is located at 2850 Sacramento St San Francisco, CA.
    What is the asking price?
    The asking price for this property is $3,980,000.
    What are key features of this property?
    This property features: Prime Pacific Heights Location: Prestigious neighborhood with strong school district.; Vacant 4‑Bedroom Unit: Ideal for owner‑occupancy or immediate rental income.; Strong Income Potential: High in‑place rental income with potential for upside.
    (415) 625-2117
    We can help!
    Listing Contact
    Jon A. Holmquist
    Real Estate License ID: License(s): CA: 01257479
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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