6-Unit Apartment
New
For Sale
$2,149,000
454 Railroad Avenue, South San Francisco, CA 94080
One-bedroom residences offer on-site laundry, parking, storage, and individually metered utilities.
Property Size5,669 SF
Price / SF$379.08
Days on Market2
Property Features for 454 Railroad Avenue
General Information
Standard status
Active
Size
5,669 SF
Property subtype
Multi-Family
Units
Unit Mix
6 x 1BR/1BA
Multifamily Units
6
Amenities
on-site laundry
additional storage
Building Details
Year Built
1974
Listing Agency:
Parkside Property
(916) 373-5300
Listed By:
The Jamison Team
(408) 465-4899
Source:
Tuscanaproperties
Added: Sep 18
Changed: Sep 19
Last Checked: Sep 19 at 9:26AM
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 Parkside Property
Investment Insights
Based on property information with market context.
This 6-unit apartment building contains six 1-bedroom/1-bath residences in a 1974-built property. On-site features include a garage, additional off-street parking, laundry facilities, and storage. Individual gas and electric meters serve the units.
The property is located at 454 Railroad Ave in South San Francisco, within the Old South SF/Rocca area. The surrounding context includes access to transportation, shopping, employment centers, SFO, and major Peninsula commuter routes. WalkScore is 41 and BikeScore is 53, reflecting a car-dependent setting with bikeable conditions.
The property is located at 454 Railroad Ave in South San Francisco, within the Old South SF/Rocca area. The surrounding context includes access to transportation, shopping, employment centers, SFO, and major Peninsula commuter routes. WalkScore is 41 and BikeScore is 53, reflecting a car-dependent setting with bikeable conditions.
Key Highlights
- Six 1‑bedroom/1‑bath units
- 1974‑built apartment property
- Garage plus off‑street parking
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
$154,294
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
7.18%
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%
$3,085,880
$3.1M
Cap Rate 7%
$2,204,200
$2.2M
Cap Rate 9%
$1,714,378
$1.7M
Market Conditions
NOI Build-Up for 5,669 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
$295.9K $52.20/SF
− Vacancy
−$15.4K −$2.71/SF
EGI
$280.5K $49.49/SF
− OpEx
−$126.2K −$22.27/SF
NOI
$154.3K $27.22/SF
Area
San Mateo County, CA
Vacancy
5.20%
Lease Rate
$52.20 /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%
$3,085,880
Cap Rate 7%
$2,204,200
Cap Rate 9%
$1,714,378
Alternative Uses
Best Use
Apartment 5plus
$2.20M
$1.93M – $2.57M
NOI $154,294 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$4.50M
$3.94M – $5.25M
NOI $315,207 @ 7.0% cap · market cap 14.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
2,091
Businesses Nearby
Explore this area
Business Placement
Demographics for 94080, CA
66,592
Population
23,364
Households
2.9
Avg Household Size
40
Median Age
40%
College-Educated
86%
High-School Grad
10.2 sq mi
ZIP Area
6,529
Density / Sq Mi
$135,966
Median Household Income
$61,138
Median Earnings
$2,840
Median Rent
$1,159,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - One-bedroom residences offer on-site laundry, parking, storage, and individually metered utilities.
Where is this apartment building located?
The property is located at 454 Railroad Avenue South San Francisco, CA.
What is the asking price?
The asking price for this property is $2,149,000.
What are key features of this property?
This property features: Six 1‑bedroom/1‑bath units; 1974‑built apartment property; Garage plus off‑street parking
