Edwardian Three-Flat
For Sale
$2,225,000
649-653 Ashbury Street, San Francisco, CA 94117
Three full-floor residences offer period details, upgraded kitchens, and dedicated parking and storage amenities.
Property Size4,050 SF
Price / SF$549.38
Days on Market52
Property Features for 649-653 Ashbury Street
General Information
Standard status
Active
Size
4,050 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Additional Details
Multifamily Units
3
Amenities
storage rooms
shared laundry
Building Details
Year Built
1904
Buildings
1
Stories
3
Construction
Edwardian
Listing Agency:
Touchstone Commercial Partners Inc
Listed By:
Readdress
(415) 275-0229
Source:
Readdress
Added: Jul 13
Changed: Sep 2
Last Checked: Aug 31 at 5:51AM
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 Touchstone Commercial Partners Inc
Investment Insights
Based on property information with market context.
Built in 1904, this triplex contains three full-floor flats with a substantial Edwardian character. Each residence includes a formal dining room, decorative fireplace, high ceilings, wainscoting, hardwood flooring, a split bath with pedestal sink, and an upgraded kitchen with an eating area and utility porch. The property totals 4,050 square feet.
A full basement provides three-car parking, two storage rooms, and shared laundry serving Units 649 and 651. Unit 653 has its own washer and dryer. The property is near Haight Street, Buena Vista Park, and Golden Gate Park, with the three residences arranged across the building’s full floors.
A full basement provides three-car parking, two storage rooms, and shared laundry serving Units 649 and 651. Unit 653 has its own washer and dryer. The property is near Haight Street, Buena Vista Park, and Golden Gate Park, with the three residences arranged across the building’s full floors.
Key Highlights
- 4,050‑square‑foot triplex built in 1904
- Three full‑floor flats with Edwardian period details
- Full basement with 3‑car parking and 2 storage rooms
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
$143,935
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
6.47%
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%
$2,878,700
$2.9M
Cap Rate 7%
$2,056,214
$2.1M
Cap Rate 9%
$1,599,278
$1.6M
Market Conditions
NOI Build-Up for 4,050 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
$218.7K $54.00/SF
− Vacancy
−$13.1K −$3.23/SF
EGI
$205.6K $50.77/SF
− OpEx
−$61.7K −$15.23/SF
NOI
$143.9K $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%
$2,878,700
Cap Rate 7%
$2,056,214
Cap Rate 9%
$1,599,278
Alternative Uses
Best Use
Multifamily LT 5
$2.06M
$1.80M – $2.40M
NOI $143,935 @ 7.0% cap · market cap 6.47%
Second Best
Apartment 5plus
$1.88M
$1.64M – $2.19M
NOI $131,492 @ 7.0% cap · market cap 5.91%
Theoretical Best
Specialty Retail
$19.78M
$17.31M – $23.08M
NOI $1,384,781 @ 7.0% cap · market cap 62.24%
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
6,081
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three full-floor residences offer period details, upgraded kitchens, and dedicated parking and storage amenities.
Where is this triplex located?
The property is located at 649-653 Ashbury Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: 4,050‑square‑foot triplex built in 1904; Three full‑floor flats with Edwardian period details; Full basement with 3‑car parking and 2 storage rooms
