2-Bedroom 4-Unit Income
For Sale
$1,898,000
559-561 Minna Street, San Francisco, CA 94103
Four spacious 2-bedroom, 2-bath units with parking and laundry, plus garden-level space with potential for an added unit.
Property Size3,038 SF
Price / SF$624.75
Days on Market185
Property Features for 559-561 Minna Street
General Information
Standard status
Active
Size
3,038 SF
Total Parking Spaces
1
Property subtype
Quadruplex
Occupancy
25%
Additional Details
Cap Rate
8.14%
Multifamily Units
4
Building Details
Building Size
3,038 SF
Year Built
1911
Listing Agency:
Ascend Real Estate
Listed By:
Daniel J Risman-Jones
Source:
Cityrealestatesf
Added: Feb 26
Changed: Aug 8
Last Checked: Aug 29 at 4:16PM
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 Ascend Real Estate
Investment Insights
Based on property information with market context.
Well-maintained 4-unit building arranged as spacious 2-bedroom, 2-full-bathroom residences. Units feature high ceilings, original hardwood floors, and bay windows for classic character. The property includes one-car parking delivered vacant, shared on-site laundry, and a rear deck, with well-kept common areas throughout. Three units are delivered vacant for maximum flexibility, while one unit is currently occupied by a recent tenant. There is also garden-level space with partial build-out that may support a potential 5th unit; the owner indicates ADU plans previously received city approval, and the buyer should verify the current status.
The building is positioned on a quiet street in SOMA with convenient transit and highway access. It is described as steps from BART and MUNI, and near freeway connections. The surrounding area includes downtown cultural institutions, theatres, City Hall, and employment corridors tied to tech and AI.
From an ownership standpoint, this configuration supports a range of strategies, including renovating vacant units and re-leasing them, or creating a move-in plan while keeping rental income in place. The garden-level layout with partial build-out offers an additional pathway for expansion, subject to buyer confirmation of permitting status. The building’s mix of vacant delivery and existing occupancy can also help streamline an ownership transition.
The building is positioned on a quiet street in SOMA with convenient transit and highway access. It is described as steps from BART and MUNI, and near freeway connections. The surrounding area includes downtown cultural institutions, theatres, City Hall, and employment corridors tied to tech and AI.
From an ownership standpoint, this configuration supports a range of strategies, including renovating vacant units and re-leasing them, or creating a move-in plan while keeping rental income in place. The garden-level layout with partial build-out offers an additional pathway for expansion, subject to buyer confirmation of permitting status. The building’s mix of vacant delivery and existing occupancy can also help streamline an ownership transition.
Key Highlights
- 1911‑built 4‑unit building with all spacious 2‑bedroom, 2‑bath layouts
- High ceilings, original hardwood floors, and bay windows in all units
- Garden‑level space with partial build‑out for a potential 5th unit (buyer to verify ADU plan status)
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
$107,969
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
5.69%
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%
$2,159,380
$2.2M
Cap Rate 7%
$1,542,414
$1.5M
Cap Rate 9%
$1,199,656
$1.2M
Market Conditions
NOI Build-Up for 3,038 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
$164.1K $54.00/SF
− Vacancy
−$9.8K −$3.23/SF
EGI
$154.2K $50.77/SF
− OpEx
−$46.3K −$15.23/SF
NOI
$108.0K $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%
$2,159,380
Cap Rate 7%
$1,542,414
Cap Rate 9%
$1,199,656
Alternative Uses
Best Use
Multifamily LT 5
$1.54M
$1.35M – $1.80M
NOI $107,969 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$1.41M
$1.23M – $1.64M
NOI $98,635 @ 7.0% cap · market cap 5.20%
Theoretical Best
Specialty Retail
$14.84M
$12.98M – $17.31M
NOI $1,038,757 @ 7.0% cap · market cap 54.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
25%
Occupancy
Location Intelligence
Trade Area within ½ mile
14,923
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
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?
Quadplex - Four spacious 2-bedroom, 2-bath units with parking and laundry, plus garden-level space with potential for an added unit.
Where is this quadplex located?
The property is located at 559-561 Minna Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,898,000.
What are key features of this property?
This property features: 1911‑built 4‑unit building with all spacious 2‑bedroom, 2‑bath layouts; High ceilings, original hardwood floors, and bay windows in all units; Garden‑level space with partial build‑out for a potential 5th unit (buyer to verify ADU plan status)
