Three-Unit Victorian
New
For Sale
$1,725,000
315-319 10th Street, San Francisco, CA 94103
Remodeled vacant residences include a detached cottage and adaptable garage-level space.
Property Size4,576 SF
Days on Market6
Property Features for 315-319 10th Street
General Information
Standard status
Active
Size
4,576 SF
Property subtype
Triplex
Units
Unit Mix
2 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Additional Details
Highway Access
Yes
Building Details
Building Size
4,576 SF
Year Built
1908
Buildings
2
Construction
Victorian
Listing Agency:
Compass
(415) 377-7115
Listed By:
Eugene Zinchik · License #01951448
Source:
Swanngroupsf
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 11 at 12:36PM
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.
Built in 1908, this Victorian triplex combines a front duplex with a separate cottage. The duplex contains two 3-bedroom, 1-bath flats with approximately 10-foot ceilings, generously sized rooms, and strong natural light. Two residences are vacant and remodeled, including the upper-level flat. A detached, legal 1-bedroom, 1-bath cottage provides an additional residential component.
The duplex’s entire ground floor is configured as high-ceiling garage space, with the source information identifying potential for an ADU. Additional development may also be possible beneath the detached cottage. The property is located two blocks from Costco, with access to the 101 Freeway and nearby San Francisco restaurants, bars, and neighborhood amenities.
The duplex’s entire ground floor is configured as high-ceiling garage space, with the source information identifying potential for an ADU. Additional development may also be possible beneath the detached cottage. The property is located two blocks from Costco, with access to the 101 Freeway and nearby San Francisco restaurants, bars, and neighborhood amenities.
Key Highlights
- Three‑unit Victorian property built in 1908
- Two remodeled units are currently vacant
- Front duplex includes two 3‑bedroom, 1‑bath flats
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
$148,569
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
8.61%
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%
$2,971,380
$3.0M
Cap Rate 7%
$2,122,414
$2.1M
Cap Rate 9%
$1,650,767
$1.7M
Market Conditions
NOI Build-Up for 4,576 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
$288.3K $63.00/SF
− Vacancy
−$18.2K −$3.97/SF
EGI
$270.1K $59.03/SF
− OpEx
−$121.6K −$26.56/SF
NOI
$148.6K $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%
$2,971,380
Cap Rate 7%
$2,122,414
Cap Rate 9%
$1,650,767
Alternative Uses
Best Use
Multifamily LT 5
$2.32M
$2.03M – $2.71M
NOI $162,629 @ 7.0% cap · market cap 9.43%
Second Best
Apartment 5plus
$2.12M
$1.86M – $2.48M
NOI $148,569 @ 7.0% cap · market cap 8.61%
Theoretical Best
Specialty Retail
$22.35M
$19.56M – $26.08M
NOI $1,564,632 @ 7.0% cap · market cap 90.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
11,546
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
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 - Remodeled vacant residences include a detached cottage and adaptable garage-level space.
Where is this triplex located?
The property is located at 315-319 10th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,725,000.
What are key features of this property?
This property features: Three‑unit Victorian property built in 1908; Two remodeled units are currently vacant; Front duplex includes two 3‑bedroom, 1‑bath flats
