Haight-Ashbury Quadruplex with In-Law
For Sale
Contact for pricing
905 Ashbury, San Francisco, CA 94117
Four units plus legal in-law in prime location.
Property Size4,439 SF
Price / SF$580.09
Days on Market150
Property Features for 905 Ashbury
General Information
Standard status
Active
Size
4,439 SF
Property subtype
Multifamily
Zoning
Public Rec
Building Details
Buildings
1
Stories
3
Units
4
Listing Agency:
Propertio
(888) 817-3383
Listed By:
Alin Zdroba · License #3257641
Source:
Crexi
Added: Mar 17
Changed: Aug 11
Last Checked: Aug 13 at 10:49AM
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 Propertio
Investment Insights
Based on property information with market context.
Located in the Haight-Ashbury/Cole Valley area, this property is classified as a 4-unit residential quadruplex with a legal 5th in-law unit. Returns are based on market rents, with three units delivered vacant. Unit 2 is a 4-bedroom, 2-bathroom duplex with yard access and private laundry. Unit 5 is a top-floor 1-bedroom unit with front-to-back exposure and western views. Units 3 and 4 are rented near market value, providing immediate income. A soft-story seismic retrofit has been completed. The property is approximately 4,439 square feet per a 2022 appraisal. City permit from 1948 supports the 5th unit/in-law. The property is near Golden Gate Park, Cole Valley, Haight Street, and the Castro.
Key Highlights
- Legal 5‑unit building (quadruplex with in‑law unit) in Prime Haight‑Ashbury/Cole Valley location.
- Delivered with 3 vacant units (Units 1, 2 & 5) for immediate occupancy or leasing.
- Seismic soft‑story retrofit completed and city‑finaled.
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
$157,760
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
6.13%
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%
$3,155,200
$3.2M
Cap Rate 7%
$2,253,714
$2.3M
Cap Rate 9%
$1,752,889
$1.8M
Market Conditions
NOI Build-Up for 4,439 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
$239.7K $54.00/SF
− Vacancy
−$14.3K −$3.23/SF
EGI
$225.4K $50.77/SF
− OpEx
−$67.6K −$15.23/SF
NOI
$157.8K $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%
$3,155,200
Cap Rate 7%
$2,253,714
Cap Rate 9%
$1,752,889
Alternative Uses
Best Use
Multifamily LT 5
$2.25M
$1.97M – $2.63M
NOI $157,760 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$2.06M
$1.80M – $2.40M
NOI $144,121 @ 7.0% cap · market cap 5.60%
Theoretical Best
Specialty Retail
$21.68M
$18.97M – $25.30M
NOI $1,517,788 @ 7.0% cap · market cap 58.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,028
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four units plus legal in-law in prime location.
Where is this quadplex located?
The property is located at 905 Ashbury San Francisco, CA.
What is the asking price?
The asking price for this property is $2,575,000.
What are key features of this property?
This property features: Legal 5‑unit building (quadruplex with in‑law unit) in Prime Haight‑Ashbury/Cole Valley location.; Delivered with **3 vacant units** (Units 1, 2 & 5) for immediate occupancy or leasing.; Seismic soft‑story retrofit completed and city‑finaled.
