Four-Unit Multifamily with
For Sale
$1,898,000
559-561 Minna Street, San Francisco, CA 94103
Residential Income, San Francisco, CA
Property Size3,038 SF
Lot Size0.05 Acres
Price / SF$624.75
Days on Market177
Property Features for 559-561 Minna Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 6, Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 5, Bathroom 7, Bathroom 3, Bathroom 8, Bedroom 7, Bedroom 3, Bedroom 4, Laundry Room, Bedroom 8, Bedroom 6, Bathroom 4, Bedroom 2
Parking
1
Parking features
Garage
Window features
Bay Window(s)
Subdivision
SF District 9
Standard status
Active
APN
3726097
Size
3,038 SF
Lot size
0.05 Acres
Amenities
shared on-site laundry
rear deck
Building Details
Year built
1911
Floors in Building
3
Number of units
4
Flooring type
Tile, Wood, Carpet
Listing Agency:
Ascend Real Estate
(415) 347-5669
Listed By:
Daniel J Risman-Jones
(415) 816-1429
Added: Feb 26
Changed: Aug 19
Last Checked: Aug 22 at 10:06AM
MLS# 426107094
Copyright © 2026 San Francisco Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-maintained four-unit multifamily property includes three spacious 2-bedroom, 2-full-bathroom units delivered vacant, plus one unit currently occupied. The homes feature high ceilings, original hardwood floors, and bay windows, along with shared on-site laundry. Outside, the building has a rear deck and well-maintained common areas throughout. The property also includes 1-car parking delivered vacant, and includes garden-level space with partial build-out that the owner indicates may allow for a potential 5th unit, subject to buyer verification of any applicable approvals.
Located in San Francisco’s SOMA at 559-561 Minna Street, the building is positioned with access to BART, MUNI, and freeway connections. The area is described as being near downtown’s cultural institutions, theatres, City Hall, and the city’s tech and AI employment corridors. The property’s rental history is described as strong, with vacancies timed for a smooth ownership transition.
The configuration supports a variety of tenant and owner-operator strategies, with the majority of units ready for immediate occupancy planning or renovation. For buyers, the garden-level space with partial build-out may offer additional flexibility to reimagine unit mix, with all approvals and status to be confirmed by the buyer. The building’s 2BR/2BA uniformity and shared amenities can also simplify leasing and day-to-day operations.
Located in San Francisco’s SOMA at 559-561 Minna Street, the building is positioned with access to BART, MUNI, and freeway connections. The area is described as being near downtown’s cultural institutions, theatres, City Hall, and the city’s tech and AI employment corridors. The property’s rental history is described as strong, with vacancies timed for a smooth ownership transition.
The configuration supports a variety of tenant and owner-operator strategies, with the majority of units ready for immediate occupancy planning or renovation. For buyers, the garden-level space with partial build-out may offer additional flexibility to reimagine unit mix, with all approvals and status to be confirmed by the buyer. The building’s 2BR/2BA uniformity and shared amenities can also simplify leasing and day-to-day operations.
Key Highlights
- Well‑maintained 4‑unit building built in 1911 on a quiet SOMA street
- All units feature spacious 2‑bedroom, 2 full‑bath layouts with high ceilings, original hardwood floors, and bay windows
- 3 units delivered vacant for maximum flexibility; 1 unit is occupied by a recent tenant
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
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained 4-unit building featuring spacious 2BR/2BA layouts, shared laundry, and rear deck with on-site parking.
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: Well‑maintained 4‑unit building built in 1911 on a quiet SOMA street; All units feature spacious 2‑bedroom, 2 full‑bath layouts with high ceilings, original hardwood floors, and bay windows; 3 units delivered vacant for maximum flexibility; 1 unit is occupied by a recent tenant
