Six-Unit Apartment
New
For Sale
$1,950,000
3470 25Th St, San Francisco, CA 94110
Corner multifamily property with varied unit layouts, private outdoor space, garages, laundry, and landscaped grounds.
Property Size3,928 SF
Price / SF$496.44
Days on Market4
Property Features for 3470 25Th St
General Information
Standard status
Active
Size
3,928 SF
Total Parking Spaces
4
Property subtype
Multi Family
Financials
Cap Rate
5.4%
Gross Income
$164,484
Units
Unit Mix
4 x studio, 2 x 1BR/1BA
Multifamily Units
6
Additional Details
Public Transit
Yes
Amenities
on-site laundry room
private outdoor space
mature landscaped garden
Building Details
Year Built
1925
Buildings
1
Listing Agency:
Starboard Commercial
(415) 765-6900
Listed By:
Kyle Pasiecznik · License #02074330
(650) 678-4669
Source:
Exitrealty
Added: Sep 3
Changed: Sep 6
Last Checked: Sep 6 at 8:19AM
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 Starboard Commercial
Investment Insights
Based on property information with market context.
Built in 1925, this approximately 3,928-square-foot apartment property contains six units: four studios and two one-bedroom, one-bath residences. Interior details include hardwood flooring, high ceilings, walk-in closets, French doors, and original period millwork. The property also includes an on-site laundry room, private outdoor space, and a mature landscaped garden. Three garages provide off-street parking for four vehicles.
The building is located at 3470 25th St in San Francisco’s Mission District, one block from the 24th Street corridor. Restaurants, cafes, bakeries, and local grocers are nearby, along with Balmy Alley murals and Garfield Square Park. Public transportation options include 24th St Mission BART and multiple Muni lines within a short walk. The property currently reflects a 5.4% cap rate.
The building is located at 3470 25th St in San Francisco’s Mission District, one block from the 24th Street corridor. Restaurants, cafes, bakeries, and local grocers are nearby, along with Balmy Alley murals and Garfield Square Park. Public transportation options include 24th St Mission BART and multiple Muni lines within a short walk. The property currently reflects a 5.4% cap rate.
Key Highlights
- Six‑unit configuration with four studios and two one‑bedroom, one‑bath units
- Approximately 3,928 SF apartment property built in 1925
- Three garages provide off‑street parking for four vehicles
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
$121,458
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
6.23%
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%
$2,429,160
$2.4M
Cap Rate 7%
$1,735,114
$1.7M
Cap Rate 9%
$1,349,533
$1.3M
Market Conditions
NOI Build-Up for 3,928 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
$235.7K $60.00/SF
− Vacancy
−$14.8K −$3.78/SF
EGI
$220.8K $56.22/SF
− OpEx
−$99.4K −$25.30/SF
NOI
$121.5K $30.92/SF
Area
ZIP 94110
Vacancy
6.30%
Lease Rate
$60.00 /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%
$2,429,160
Cap Rate 7%
$1,735,114
Cap Rate 9%
$1,349,533
Alternative Uses
Best Use
Apartment 5plus
$1.74M
$1.52M – $2.02M
NOI $121,458 @ 7.0% cap · market cap 6.23%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.19M
$16.79M – $22.38M
NOI $1,343,067 @ 7.0% cap · market cap 68.88%
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
5,321
Businesses Nearby
Explore this area
Business Placement
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
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 - Corner multifamily property with varied unit layouts, private outdoor space, garages, laundry, and landscaped grounds.
Where is this apartment building located?
The property is located at 3470 25Th St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Six‑unit configuration with four studios and two one‑bedroom, one‑bath units; Approximately 3,928 SF apartment property built in 1925; Three garages provide off‑street parking for four vehicles
