Updated Edwardian
New
For Sale
$2,995,000
53-57 Divisadero Street, San Francisco, CA 94117
Tenant-occupied residences combine period character with refreshed interiors, outdoor space, storage, and dedicated parking.
Property Size5,230 SF
Price / SF$572.66
Days on Market5
Property Features for 53-57 Divisadero Street
General Information
Standard status
Active
Size
5,230 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/1BA, 1 x 3BR/2BA
Multifamily Units
3
Amenities
storage
landscaped garden
Building Details
Year Built
1909
Construction
Edwardian
Listing Agency:
Makras Real Estate
Listed By:
Readdress
(415) 275-0229
Source:
Readdress
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 6 at 7:52AM
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 Makras Real Estate
Investment Insights
Based on property information with market context.
This 1909 Edwardian triplex contains three tenant-occupied residences: two three-bedroom, one-bathroom units and one three-bedroom, two-bathroom unit. Interior updates complement the property's original architectural character. The upper residence offers an open living and dining arrangement, an updated kitchen with stainless steel appliances, three bedrooms, two bathrooms, and access to a rear deck. Additional improvements include storage, one-car parking, and a landscaped rear garden.
Located at 53-57 Divisadero Street in San Francisco's Buena Vista neighborhood, the property sits on a tree-lined street near the Divisadero corridor. Restaurants, bars, bakeries, cafes, boutiques, NOPA, Horsefeather, Ragazza, Che Fico, and Bi-Rite are all identified as nearby neighborhood destinations.
Located at 53-57 Divisadero Street in San Francisco's Buena Vista neighborhood, the property sits on a tree-lined street near the Divisadero corridor. Restaurants, bars, bakeries, cafes, boutiques, NOPA, Horsefeather, Ragazza, Che Fico, and Bi-Rite are all identified as nearby neighborhood destinations.
Key Highlights
- Three‑unit property built in 1909
- Unit mix includes two 3‑bedroom, 1‑bath residences and one 3‑bedroom, 2‑bath residence
- All three residences are currently tenant‑occupied
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
$185,872
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
6.21%
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%
$3,717,440
$3.7M
Cap Rate 7%
$2,655,314
$2.7M
Cap Rate 9%
$2,065,244
$2.1M
Market Conditions
NOI Build-Up for 5,230 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
$282.4K $54.00/SF
− Vacancy
−$16.9K −$3.23/SF
EGI
$265.5K $50.77/SF
− OpEx
−$79.7K −$15.23/SF
NOI
$185.9K $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%
$3,717,440
Cap Rate 7%
$2,655,314
Cap Rate 9%
$2,065,244
Alternative Uses
Best Use
Multifamily LT 5
$2.66M
$2.32M – $3.10M
NOI $185,872 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$2.43M
$2.12M – $2.83M
NOI $169,803 @ 7.0% cap · market cap 5.67%
Theoretical Best
Specialty Retail
$25.55M
$22.35M – $29.80M
NOI $1,788,248 @ 7.0% cap · market cap 59.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
4,706
Businesses Nearby
Explore this area
Business Placement
Demographics for 94117, CA
38,451
Population
19,709
Households
2
Avg Household Size
36
Median Age
78%
College-Educated
96%
High-School Grad
1.3 sq mi
ZIP Area
29,578
Density / Sq Mi
$175,096
Median Household Income
$106,542
Median Earnings
$2,786
Median Rent
$1,641,400
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 - Tenant-occupied residences combine period character with refreshed interiors, outdoor space, storage, and dedicated parking.
Where is this triplex located?
The property is located at 53-57 Divisadero Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Three‑unit property built in 1909; Unit mix includes two 3‑bedroom, 1‑bath residences and one 3‑bedroom, 2‑bath residence; All three residences are currently tenant‑occupied
