Three-Unit Building with Owner's
For Sale
$4,495,000
2924 Sacramento Street, San Francisco, CA 94115
Two lower-level residences are leased, while the top-floor owner's residence is vacant.
Property Size4,116 SF
Price / SF$1,092
Days on Market87
Property Features for 2924 Sacramento Street
General Information
Standard status
Active
Size
4,116 SF
Property subtype
Triplex
Units
Unit Mix
2 x 2BR/1BA, 1 x 3BR/2.5BA
Multifamily Units
3
Amenities
shared laundry
private backyard
storage rooms
Building Details
Building Size
4,116 SF
Year Built
1970
Buildings
1
Listing Agency:
Compass
(415) 321-7000
Listed By:
Allison Chapleau
Source:
Cityrealestatesf
Added: Jun 5
Changed: Aug 29
Last Checked: Jul 18 at 2:27AM
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
Investment Insights
Based on property information with market context.
This 1970 triplex includes two tenant-occupied two-bedroom, one-bath residences on the lower levels and a vacant full-floor owner's residence above. The leased units feature hardwood floors, period details, open layouts, and updated kitchens. The upper residence offers three bedrooms, two and one-half bathrooms, broad living and dining areas, hardwood flooring, and an updated kitchen with stainless steel appliances and a gas range. South-facing patio doors open toward Sacramento Street and bring natural light into the top floor.
The property includes parking for three or more vehicles, a private backyard, three storage rooms, shared laundry facilities, and separately metered gas and electricity. It is located at 2924 Sacramento Street in San Francisco's Pacific Heights, near dining, shopping, and entertainment along Sacramento Street, Fillmore Street, and Divisadero Street. Alta Plaza Park and the Presidio of San Francisco are also nearby.
The property includes parking for three or more vehicles, a private backyard, three storage rooms, shared laundry facilities, and separately metered gas and electricity. It is located at 2924 Sacramento Street in San Francisco's Pacific Heights, near dining, shopping, and entertainment along Sacramento Street, Fillmore Street, and Divisadero Street. Alta Plaza Park and the Presidio of San Francisco are also nearby.
Key Highlights
- Triplex with two tenant‑occupied two‑bedroom, one‑bath units and a vacant three‑bedroom owner's unit
- Vacant top‑floor residence includes two and one‑half bathrooms and an updated chef's kitchen
- Parking for three or more vehicles, private backyard, and three storage rooms
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
$146,281
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
3.25%
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%
$2,925,620
$2.9M
Cap Rate 7%
$2,089,729
$2.1M
Cap Rate 9%
$1,625,344
$1.6M
Market Conditions
NOI Build-Up for 4,116 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
$222.3K $54.00/SF
− Vacancy
−$13.3K −$3.23/SF
EGI
$209.0K $50.77/SF
− OpEx
−$62.7K −$15.23/SF
NOI
$146.3K $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%
$2,925,620
Cap Rate 7%
$2,089,729
Cap Rate 9%
$1,625,344
Alternative Uses
Best Use
Multifamily LT 5
$2.09M
$1.83M – $2.44M
NOI $146,281 @ 7.0% cap · market cap 3.25%
Second Best
Apartment 5plus
$1.91M
$1.67M – $2.23M
NOI $133,634 @ 7.0% cap · market cap 2.97%
Theoretical Best
Specialty Retail
$20.10M
$17.59M – $23.46M
NOI $1,407,348 @ 7.0% cap · market cap 31.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
8,217
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
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?
Triplex - Two lower-level residences are leased, while the top-floor owner's residence is vacant.
Where is this triplex located?
The property is located at 2924 Sacramento Street San Francisco, CA.
What is the asking price?
The asking price for this property is $4,495,000.
What are key features of this property?
This property features: Triplex with two tenant‑occupied two‑bedroom, one‑bath units and a vacant three‑bedroom owner's unit; Vacant top‑floor residence includes two and one‑half bathrooms and an updated chef's kitchen; Parking for three or more vehicles, private backyard, and three storage rooms
