Six-Unit Apartment
For Sale
$1,995,000
Pending
301 Graystone Terrace, San Francisco, CA 94114
Mixed unit configuration includes studio, one-bedroom, and two-bedroom residences with three-car garage parking.
Property Size3,934 SF
Days on Market23
Property Features for 301 Graystone Terrace
General Information
Standard status
Pending
Size
3,934 SF
Total Parking Spaces
3
Property subtype
Multi Family
Financials
Cap Rate
5.1%
Gross Rent Multiplier
11.8
Units
Unit Mix
1 x studio, 4 x 1BR, 1 x 2BR
Multifamily Units
6
Building Details
Building Size
3,934 SF
Year Built
1952
Buildings
1
Listing Agency:
Compass Commercial
Listed By:
John M Antonini · License #01842830
(415) 345-3000
Source:
Elevationrealestate
Added: Aug 17
Changed: Sep 2
Last Checked: Sep 8 at 12:50PM
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.
This six-unit apartment property at 301 Graystone Terrace includes one studio, four one-bedroom units, and one two-bedroom unit. The building was constructed in 1952 and provides three-car garage parking. The unit mix offers varied residential configurations within a single multifamily asset.
Located in Twin Peaks, the property sits on a quiet street with expansive views toward the San Francisco skyline. The offering is presented at an 11.8 GRM and a 5.1% cap rate, along with over 60% rental upside.
Located in Twin Peaks, the property sits on a quiet street with expansive views toward the San Francisco skyline. The offering is presented at an 11.8 GRM and a 5.1% cap rate, along with over 60% rental upside.
Key Highlights
- Six‑unit apartment building with one studio, four one‑bedroom units, and one two‑bedroom unit
- Three‑car garage parking
- Expansive views of the San Francisco skyline
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
$127,725
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
6.40%
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%
$2,554,500
$2.6M
Cap Rate 7%
$1,824,643
$1.8M
Cap Rate 9%
$1,419,167
$1.4M
Market Conditions
NOI Build-Up for 3,934 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
$247.8K $63.00/SF
− Vacancy
−$15.6K −$3.97/SF
EGI
$232.2K $59.03/SF
− OpEx
−$104.5K −$26.56/SF
NOI
$127.7K $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%
$2,554,500
Cap Rate 7%
$1,824,643
Cap Rate 9%
$1,419,167
Alternative Uses
Best Use
Apartment 5plus
$1.82M
$1.60M – $2.13M
NOI $127,725 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.22M
$16.81M – $22.42M
NOI $1,345,118 @ 7.0% cap · market cap 67.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
2,631
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?
Apartment building - Mixed unit configuration includes studio, one-bedroom, and two-bedroom residences with three-car garage parking.
Where is this apartment building located?
The property is located at 301 Graystone Terrace San Francisco, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Six‑unit apartment building with one studio, four one‑bedroom units, and one two‑bedroom unit; Three‑car garage parking; Expansive views of the San Francisco skyline
