Three-Unit Multifamily
For Sale
Contact for pricing
558-560 8th Ave, San Francisco, CA 94118
Occupied three-unit multifamily property with RH-2 / RH-3 zoning in San Francisco’s Inner Richmond.
Property Size3,540 SF
Price / SF$620.06
Days on Market21
Property Features for 558-560 8th Ave
General Information
Standard status
Active
Size
3,540 SF
Property subtype
Multifamily
Zoning
RH-2 / RH-3
Occupancy
100%
Investment Type
Owner/User
Additional Details
Multifamily Units
3
Building Details
Year Built
1900
Buildings
1
Units
3
Tenancy
Multi
Listing Agency:
Urban Capital of San Francisco
Listed By:
Cris Lamas · License #02034056
Source:
Crexi
Added: Aug 13
Changed: Aug 31
Last Checked: Sep 1 at 6:20AM
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 Urban Capital of San Francisco
Investment Insights
Based on property information with market context.
This three-unit multifamily property contains 3,540 SF and was built in 1900. The building is currently 100% occupied, providing an established residential income configuration for an owner or investor.
Located at 558-560 8th Ave in San Francisco’s Inner Richmond area, the property carries RH-2 / RH-3 zoning. Its three-unit layout and existing occupancy define the asset’s current residential use.
Located at 558-560 8th Ave in San Francisco’s Inner Richmond area, the property carries RH-2 / RH-3 zoning. Its three-unit layout and existing occupancy define the asset’s current residential use.
Key Highlights
- 3,540 SF multifamily property
- Three residential units
- 100% 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
$125,810
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
5.73%
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%
$2,516,200
$2.5M
Cap Rate 7%
$1,797,286
$1.8M
Cap Rate 9%
$1,397,889
$1.4M
Market Conditions
NOI Build-Up for 3,540 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
$191.2K $54.00/SF
− Vacancy
−$11.4K −$3.23/SF
EGI
$179.7K $50.77/SF
− OpEx
−$53.9K −$15.23/SF
NOI
$125.8K $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%
$2,516,200
Cap Rate 7%
$1,797,286
Cap Rate 9%
$1,397,889
Alternative Uses
Best Use
Multifamily LT 5
$1.80M
$1.57M – $2.10M
NOI $125,810 @ 7.0% cap · market cap 5.73%
Second Best
Apartment 5plus
$1.64M
$1.44M – $1.92M
NOI $114,933 @ 7.0% cap · market cap 5.24%
Theoretical Best
Specialty Retail
$17.29M
$15.13M – $20.17M
NOI $1,210,401 @ 7.0% cap · market cap 55.14%
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
2,851
Businesses Nearby
Explore this area
Business Placement
Demographics for 94118, CA
42,356
Population
19,052
Households
2.2
Avg Household Size
37
Median Age
72%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
21,178
Density / Sq Mi
$159,550
Median Household Income
$92,946
Median Earnings
$2,695
Median Rent
$1,817,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Occupied three-unit multifamily property with RH-2 / RH-3 zoning in San Francisco’s Inner Richmond.
Where is this triplex located?
The property is located at 558-560 8th Ave San Francisco, CA.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: 3,540 SF multifamily property; Three residential units; 100% occupied
