Telegraph Hill Multifamily Investment
For Sale
$2,350,000
Pending
447 Green Street, San Francisco, CA 94133
Two-building compound with five flats, development potential, prime location.
Property Size6,375 SF
Lot Size0.15 Acres
Days on Market151
Property Features for 447 Green Street
General Information
Standard status
Pending
Size
6,375 SF
Lot size
0.15 Acres
Property subtype
Multi Family
Building Details
Building Size
6,375 SF
Year Built
1907
Listing Agency:
Maven Commercial, Inc.
Listed By:
Matthew C Sheridan · License #01878802
Source:
Paytonslist
Added: May 22
Changed: Oct 15
Last Checked: Oct 16 at 5:43PM
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.
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Investment Insights
Based on property information with market context.
Located on the western slope of Telegraph Hill, 447 Green Street presents a rare opportunity to acquire a two-building compound. The property, situated on two parcels totaling approximately 6,375 square feet, features five full-floor, three-bedroom flats. These flats include formal living and dining rooms, hardwood floors, in-unit washer and dryers, abundant natural light, and views of Coit Tower from most units. Several units feature renovated kitchens and baths. The front building on Green Street contains three flats, including one unit that will be delivered vacant, along with two-car tandem parking delivered vacant and storage space. A courtyard beside the rear building leads to two additional flats, a private deck, and an entrance on Pollard Place off Vallejo Street. Residents cover water, heat, and garbage, contributing to low operating expenses. This property presents an investment opportunity for both investors and owner-users seeking upside through the vacant flat and parking. The rear structure offers the opportunity to convert the flats to condominiums, while the front building provides sufficient height and space for a potential additional dwelling unit. The property is located steps from North Beach's restaurants, cafes, nightlife, and retail corridors, and blocks from Jackson Square and the Financial District.
Key Highlights
- Rare 2‑building compound on Telegraph Hill with sweeping Coit Tower views.
- One vacant 3‑bedroom flat and two‑car tandem parking delivered vacant**, offering immediate upside.
- Excellent location near North Beach restaurants, cafes, and the Financial District.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$206,977
Cap Rate
8.81%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,139,540
$4.1M
Cap Rate 7%
$2,956,814
$3.0M
Cap Rate 9%
$2,299,744
$2.3M
Market Conditions
NOI Build-Up for 6,375 SF
Gross rent
$401.6K $63.00/SF
− Vacancy
−$25.3K −$3.97/SF
EGI
$376.3K $59.03/SF
− OpEx
−$169.3K −$26.56/SF
NOI
$207.0K $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 Rate 5%
$4,139,540
Cap Rate 7%
$2,956,814
Cap Rate 9%
$2,299,744
Alternative Uses
Best Use
Apartment 5plus
$2.96M
$2.59M – $3.45M
NOI $206,977 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$31.14M
$27.25M – $36.33M
NOI $2,179,748 @ 7.0% cap · market cap 92.76%
Zoning and permitted uses should be independently verified with authorities.
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Location Intelligence
Trade Area within ½ mile
20,446
Businesses Nearby
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Apartment building - Two-building compound with five flats, development potential, prime location.
Where is this apartment building located?
The property is located at 447 Green Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Rare 2‑building compound on Telegraph Hill with **sweeping Coit Tower views**.; One vacant 3‑bedroom flat and two‑car tandem parking delivered vacant**, offering immediate upside.; Excellent location near North Beach restaurants, cafes, and the Financial District.
