Turnkey 5-Unit Apartment
For Sale
$2,800,000
807 Burnett Avenue, San Francisco, CA 94131
Well-maintained 5-unit multifamily property with individual laundry, central heat and air, and separately metered water.
Property Size5,174 SF
Price / SF$541.17
Days on Market386
Property Features for 807 Burnett Avenue
General Information
Standard status
Active
Size
5,174 SF
Total Parking Spaces
5
Property subtype
5+ Units / Five or More Units
Taxes and HOA fees
Annual Taxes
$33,000
Amenities
Assigned Spaces
Individual Water Meter, Separate Other, Central AC, Central Forced Air - Gas, Other, Other
3
Building Details
Year Built
1974
Buildings
1
Listing Agency:
Better Homes and Gardens Thrive
(650) 207-5253
Listed By:
Steve Belluomini · License #00818204
(650) 207-5253
Source:
Compass
Added: Jul 23, 2025
Changed: Aug 8
Last Checked: Jul 20 at 9:23PM
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 Better Homes and Gardens Thrive
Investment Insights
Based on property information with market context.
Catalyst Commercial Partners presents 807 Burnett Avenue, a well-maintained 5-unit apartment building built in 1974. The property totals 4,239 square feet of net rentable space with a practical unit mix of three 1-bedroom/1-bath units and two 2-bedroom/1-bath units. Each unit includes individual laundry, central heating and air conditioning, and separately metered water.
Recent capital improvements include unit renovations from 2022 to 2025, modernized kitchens and bathrooms, updated flooring, and interior painting. The electrical system has been fully upgraded with new panels installed in May 2022. Hallway and exterior lighting fixtures were replaced in September 2023. The roof is approximately 7 years old and reported to be in good condition.
This is offered as a turnkey multifamily investment with documented updates and a diversified unit mix spanning 1- and 2-bedroom layouts.
Recent capital improvements include unit renovations from 2022 to 2025, modernized kitchens and bathrooms, updated flooring, and interior painting. The electrical system has been fully upgraded with new panels installed in May 2022. Hallway and exterior lighting fixtures were replaced in September 2023. The roof is approximately 7 years old and reported to be in good condition.
This is offered as a turnkey multifamily investment with documented updates and a diversified unit mix spanning 1- and 2-bedroom layouts.
Key Highlights
- 5‑unit apartment building built in 1974 with 4,239 SF net rentable space and three 1BD/1BA units plus two 2BD/1BA units
- Each unit includes individual laundry, central heating and air conditioning, and separately metered water
- Unit renovations completed 2022–2025, modernizing kitchens, bathrooms, flooring, and interior painting
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
$167,985
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
6.00%
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%
$3,359,700
$3.4M
Cap Rate 7%
$2,399,786
$2.4M
Cap Rate 9%
$1,866,500
$1.9M
Market Conditions
NOI Build-Up for 5,174 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
$326.0K $63.00/SF
− Vacancy
−$20.5K −$3.97/SF
EGI
$305.4K $59.03/SF
− OpEx
−$137.4K −$26.56/SF
NOI
$168.0K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /SF/Yr
Expense Ratio
45.00%
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%
$3,359,700
Cap Rate 7%
$2,399,786
Cap Rate 9%
$1,866,500
Alternative Uses
Best Use
Apartment 5plus
$2.40M
$2.10M – $2.80M
NOI $167,985 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$25.27M
$22.11M – $29.49M
NOI $1,769,101 @ 7.0% cap · market cap 63.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,481
Businesses Nearby
Explore this area
Business Placement
Demographics for 94131, CA
28,810
Population
13,755
Households
2.1
Avg Household Size
41
Median Age
78%
College-Educated
98%
High-School Grad
2.0 sq mi
ZIP Area
14,405
Density / Sq Mi
$198,779
Median Household Income
$119,053
Median Earnings
$2,971
Median Rent
$1,749,500
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?
Apartment building - Well-maintained 5-unit multifamily property with individual laundry, central heat and air, and separately metered water.
Where is this apartment building located?
The property is located at 807 Burnett Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5‑unit apartment building built in 1974 with 4,239 SF net rentable space and three 1BD/1BA units plus two 2BD/1BA units; Each unit includes individual laundry, central heating and air conditioning, and separately metered water; Unit renovations completed 2022–2025, modernizing kitchens, bathrooms, flooring, and interior painting
