Three-Unit Income
635-637 Spruce Street San Francisco, CA 94118
For Sale
$1,795,000
Well-maintained three-unit building with remodeled units and in-unit washer and dryer for added convenience.
Property Size1,952 SF
Price / SF$919.57
Days on Market72
Property Features for 635-637 Spruce Street
General Information
- Standard status
- Active
- Size
- 1,952 SF
- Property subtype
- Multi Family
Building Details
- Year Built
- 1900
Listing Agency:
Christina Andrade, Broker
(408) 272-7442
Listed By:
Christina Andrade · License #00642504
(408) 272-7442
Source:
Exitrealty
Added: May 14
Changed: Jul 20
Last Checked: Jul 23 at 6:06AM
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 Christina Andrade, Broker
Investment Insights
Based on property information with market context.
This three-unit income property includes a top-floor unit, a middle unit, and a ground-level unit. The top floor (635) features 2 bedrooms plus an office and 1 bathroom, with original hardwood floors, bay windows, and a curved staircase, along with high ceilings and natural light. The middle unit (637) offers 2 bedrooms and 1 bathroom with an open floor plan, bay windows, and vinyl flooring. The ground level (637A) was fully remodeled in 2025 and includes 2 bedrooms and 1 bathroom with new hardwood floors, cabinetry, appliances, and fresh paint.
Each unit has its own washer and dryer, and each unit has its own entrance. Outdoor space includes a large, level backyard with a substantial grass lawn. Units 635 and 637 are on month-to-month tenancy, while 637A is on a one-year lease started February 2026.
The property is steps from Lauren Village shopping center and nearby retail options including Target and Traders Joes, with convenient access to outdoor destinations such as the Presidio and Golden Gate Park.
Each unit has its own washer and dryer, and each unit has its own entrance. Outdoor space includes a large, level backyard with a substantial grass lawn. Units 635 and 637 are on month-to-month tenancy, while 637A is on a one-year lease started February 2026.
The property is steps from Lauren Village shopping center and nearby retail options including Target and Traders Joes, with convenient access to outdoor destinations such as the Presidio and Golden Gate Park.
Key Highlights
- Three‑unit building built in 1900 with multiple remodeled units and in‑unit washer/dryer
- Top floor unit (635): 2BR + office, 1BA with original hardwood floors, bay windows, and curved staircase
- Middle unit (637): 2BR/1BA with an open floor plan, bay windows, vinyl flooring, and high ceilings
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $105.4k | $54.00 |
| − Vacancy | −$6.3k | −$3.23 |
| EGI | $99.1k | $50.77 |
| − OpEx | −$29.7k | −$15.23 |
| NOI | $69.4k | $35.54 |
1,952 SF · lease $54.00/SF/yr · vacancy 5.98% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$991.0K
$867.2K – $1.16M
NOI $69,373 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$905.4K
$792.2K – $1.06M
NOI $63,376 @ 7.0% cap · market cap 3.53%
Theoretical Best
Specialty Retail
$9.53M
$8.34M – $11.12M
NOI $667,430 @ 7.0% cap · market cap 37.18%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Triplexes
FAQs
What type of property is this?
Triplex - Well-maintained three-unit building with remodeled units and in-unit washer and dryer for added convenience.
Where is this triplex located?
The property is located at 635-637 Spruce Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Three‑unit building built in 1900 with multiple remodeled units and in‑unit washer/dryer; Top floor unit (635): 2BR + office, 1BA with original hardwood floors, bay windows, and curved staircase; Middle unit (637): 2BR/1BA with an open floor plan, bay windows, vinyl flooring, and high ceilings
