9-Unit Apartment
For Sale
$5,500,000
830 Hyde Street, San Francisco, CA 94109
A 2016 rehabilitation replaced major building systems and updated apartment interiors and shared areas.
Property Size8,500 SF
Days on Market9
Property Features for 830 Hyde Street
General Information
Standard status
Active
Size
8,500 SF
Property subtype
Multi Family
Units
Unit Mix
4 x 2bd/2ba, 4 x 3bd/2ba, 1 x Studio
Multifamily Units
9
Additional Details
Cap Rate
5.2%
Building Details
Building Size
8,500 SF
Year Built
1916
Year Renovated
2016
Buildings
1
Listing Agency:
Compass Commercial
Listed By:
Adam D Filly · License #01354775
(415) 516-9843
Source:
Swanngroupsf
Added: Sep 24
Changed: Sep 30
Last Checked: Oct 1 at 6:24PM
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 Compass Commercial
Investment Insights
Based on property information with market context.
At 830 Hyde Street in San Francisco, this 9-unit apartment building was built in 1916 and underwent extensive rehabilitation completed in 2016. The work replaced major building systems and renovated apartment interiors and common areas. The unit mix includes four 2-bedroom, 2-bathroom apartments, four 3-bedroom, 2-bathroom apartments, and one studio.
One 2-bedroom, 2-bathroom apartment will be delivered vacant. A separate vacant space off the lobby may offer the possibility of legalizing a tenth unit; legalization is not established. The property is in Nob Hill, with access to Downtown, Civic Center, and nearby neighborhood amenities.
One 2-bedroom, 2-bathroom apartment will be delivered vacant. A separate vacant space off the lobby may offer the possibility of legalizing a tenth unit; legalization is not established. The property is in Nob Hill, with access to Downtown, Civic Center, and nearby neighborhood amenities.
Key Highlights
- 9 apartments: four 2‑bedroom, 2‑bathroom units, four 3‑bedroom, 2‑bathroom units, and one studio
- Major building systems replaced during rehabilitation completed in 2016
- Apartment interiors and common areas renovated
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
$253,892
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
4.62%
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%
$5,077,840
$5.1M
Cap Rate 7%
$3,627,029
$3.6M
Cap Rate 9%
$2,821,022
$2.8M
Market Conditions
NOI Build-Up for 8,500 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
$492.7K $57.96/SF
− Vacancy
−$31.0K −$3.65/SF
EGI
$461.6K $54.31/SF
− OpEx
−$207.7K −$24.44/SF
NOI
$253.9K $29.87/SF
Area
ZIP 94109
Vacancy
6.30%
Lease Rate
$57.96 /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%
$5,077,840
Cap Rate 7%
$3,627,029
Cap Rate 9%
$2,821,022
Alternative Uses
Best Use
Apartment 5plus
$3.63M
$3.17M – $4.23M
NOI $253,892 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$38.75M
$33.91M – $45.21M
NOI $2,712,575 @ 7.0% cap · market cap 49.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
9
Residential units
Location Intelligence
Trade Area within ½ mile
15,042
Businesses Nearby
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - A 2016 rehabilitation replaced major building systems and updated apartment interiors and shared areas.
Where is this apartment building located?
The property is located at 830 Hyde Street San Francisco, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: 9 apartments: four 2‑bedroom, 2‑bathroom units, four 3‑bedroom, 2‑bathroom units, and one studio; Major building systems replaced during rehabilitation completed in 2016; Apartment interiors and common areas renovated
