Lightly Renovated Three-Flat
For Sale
$1,850,000
42-46 Wayne Place, San Francisco, CA 94133
Three residential flats include modern kitchens and separately metered gas and electrical systems.
Property Size3,104 SF
Days on Market115
Property Features for 42-46 Wayne Place
General Information
Standard status
Active
Size
3,104 SF
Property subtype
Triplex
Units
Unit Mix
2 x 2BR, 1 x 3BR
Multifamily Units
3
Additional Details
Public Transit
Yes
Amenities
on-site coin-operated laundry
Building Details
Building Size
3,104 SF
Year Built
1913
Buildings
1
Listing Agency:
Maven Commercial, Inc.
Listed By:
Matthew C Sheridan · License #01878802
Source:
Swanngroupsf
Added: May 8
Changed: Aug 29
Last Checked: Aug 29 at 2:05PM
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 Maven Commercial, Inc.
Investment Insights
Based on property information with market context.
This 1913 three-flat apartment property includes two two-bedroom flats and one three-bedroom flat. Each residence has received light renovations and includes a modern kitchen. The building also provides a small ground-floor area that can serve as storage or office space, along with on-site coin-operated laundry.
Located in San Francisco’s North Beach and Chinatown areas, the property sits one block from the cable car line. Gas and electrical systems are separately metered for each flat, supporting clear utility allocation across the building.
Located in San Francisco’s North Beach and Chinatown areas, the property sits one block from the cable car line. Gas and electrical systems are separately metered for each flat, supporting clear utility allocation across the building.
Key Highlights
- Three‑flat configuration with two two‑bedroom units and one three‑bedroom unit
- Built in 1913
- Lightly renovated flats with modern kitchens
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
$110,315
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
5.96%
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%
$2,206,300
$2.2M
Cap Rate 7%
$1,575,929
$1.6M
Cap Rate 9%
$1,225,722
$1.2M
Market Conditions
NOI Build-Up for 3,104 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
$167.6K $54.00/SF
− Vacancy
−$10.0K −$3.23/SF
EGI
$157.6K $50.77/SF
− OpEx
−$47.3K −$15.23/SF
NOI
$110.3K $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%
$2,206,300
Cap Rate 7%
$1,575,929
Cap Rate 9%
$1,225,722
Alternative Uses
Best Use
Multifamily LT 5
$1.58M
$1.38M – $1.84M
NOI $110,315 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$1.44M
$1.26M – $1.68M
NOI $100,778 @ 7.0% cap · market cap 5.45%
Theoretical Best
Specialty Retail
$15.16M
$13.27M – $17.69M
NOI $1,061,324 @ 7.0% cap · market cap 57.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
23,025
Businesses Nearby
Explore this area
Business Placement
Demographics for 94133, CA
26,751
Population
15,733
Households
1.7
Avg Household Size
41
Median Age
55%
College-Educated
80%
High-School Grad
0.7 sq mi
ZIP Area
38,216
Density / Sq Mi
$83,025
Median Household Income
$78,478
Median Earnings
$1,985
Median Rent
$1,519,100
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 - Three residential flats include modern kitchens and separately metered gas and electrical systems.
Where is this triplex located?
The property is located at 42-46 Wayne Place San Francisco, CA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Three‑flat configuration with two two‑bedroom units and one three‑bedroom unit; Built in 1913; Lightly renovated flats with modern kitchens
