San Francisco Multifamily Investment
For Sale
Contact for pricing
Pending
305 Oak St, San Francisco, CA 94102
Stabilized 5-unit property in a desirable San Francisco location.
Property Size3,950 SF
Days on Market175
Property Features for 305 Oak St
General Information
Standard status
Pending
Size
3,950 SF
Property subtype
Multifamily
Building Details
Year Built
1900
Units
5
Listing Agency:
Marcus & Millichap - Palo Alto
(650) 391-1700
Listed By:
Eymon Binesh · License #CA 02060059
Source:
Crexi
Added: Feb 18
Changed: Aug 8
Last Checked: Aug 8 at 6:27AM
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 Marcus & Millichap - Palo Alto
Investment Insights
Based on property information with market context.
Located in a highly sought-after San Francisco neighborhood, 305 Oak Street is a fully stabilized 5-unit multifamily property. The property comprises spacious one-bedroom units, totaling 3,950 rentable square feet. Each unit features well-maintained interiors with potential for cosmetic upgrades. The property has a consistent rental history. Currently priced slightly below market rents, the property offers significant upside opportunity through future rent increases. The property is generating a strong cap rate of 5.08%, with a pro forma cap rate of 8.04%. The location offers easy access to public transit, making it highly attractive to tenants in the tech industry, including companies such as Google, Facebook, and other prominent startups. The property is just minutes from world-class dining, entertainment, and shopping in the heart of San Francisco, ensuring consistent demand for rental units in the area. The property is well-positioned near major transportation routes, including highway access and public transit hubs, providing seamless connectivity to the entire Bay Area. The surrounding neighborhood features a mix of residential and commercial developments, making it an ideal location for tenants who value both convenience and a vibrant urban lifestyle. With its prime location and proximity to key employers, this property promises long-term stability and strong potential for future appreciation.
Key Highlights
- Located in a highly desirable San Francisco neighborhood, close to major employment centers
- Fully stabilized 5‑unit multifamily property generating immediate cash flow with a current cap rate of 5.08%
- Significant upside potential through future rent increases, with rents currently below market and a pro forma cap rate of 8.04%
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
$128,245
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
6.42%
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%
$2,564,900
$2.6M
Cap Rate 7%
$1,832,071
$1.8M
Cap Rate 9%
$1,424,944
$1.4M
Market Conditions
NOI Build-Up for 3,950 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
$248.9K $63.00/SF
− Vacancy
−$15.7K −$3.97/SF
EGI
$233.2K $59.03/SF
− OpEx
−$104.9K −$26.56/SF
NOI
$128.2K $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%
$2,564,900
Cap Rate 7%
$1,832,071
Cap Rate 9%
$1,424,944
Alternative Uses
Best Use
Apartment 5plus
$1.83M
$1.60M – $2.14M
NOI $128,245 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.29M
$16.88M – $22.51M
NOI $1,350,589 @ 7.0% cap · market cap 67.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,057
Businesses Nearby
Explore this area
Business Placement
Demographics for 94102, CA
39,432
Population
23,153
Households
1.7
Avg Household Size
40
Median Age
42%
College-Educated
81%
High-School Grad
0.7 sq mi
ZIP Area
56,331
Density / Sq Mi
$64,781
Median Household Income
$55,873
Median Earnings
$1,517
Median Rent
$996,300
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 - Stabilized 5-unit property in a desirable San Francisco location.
Where is this apartment building located?
The property is located at 305 Oak St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Located in a highly desirable San Francisco neighborhood, close to major employment centers; Fully stabilized 5‑unit multifamily property generating immediate cash flow with a current cap rate of 5.08%; Significant upside potential through future rent increases, with rents currently below market and a pro forma cap rate of 8.04%
