Permitted Residential Development
For Sale
$2,995,000
930 Baker Street, San Francisco, CA 94115
Fully permitted, shovel-ready street-to-street lot with approved plans for a new residential building of up to four units.
Property Size8,000 SF
Price / SF$374.38
Days on Market62
Property Features for 930 Baker Street
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Quadruplex
Building Details
Building Size
8,000 SF
Listing Agency:
Compass
Listed By:
Butch Haze
(415) 660-9955
Source:
Gregglynn
Added: Jul 8
Changed: Sep 2
Last Checked: Sep 6 at 11:43AM
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
Investment Insights
Based on property information with market context.
This fully permitted, shovel-ready development site is a street-to-street lot with approved plans for a new residential building of up to 8,000+ square feet and up to four units. The proposed design is described as maximizing light and views, and the site is presented with panoramic downtown views. Design is noted as by EAG Studios and Vincent Leger.
The property is positioned just blocks from the University of San Francisco, Kaiser Permanente Medical Center, and Golden Gate Park.
For developers seeking a permitted project with plans already in place and the flexibility of a four-unit residential build, this site offers a defined, ready-to-proceed development path based on the approved scope.
The property is positioned just blocks from the University of San Francisco, Kaiser Permanente Medical Center, and Golden Gate Park.
For developers seeking a permitted project with plans already in place and the flexibility of a four-unit residential build, this site offers a defined, ready-to-proceed development path based on the approved scope.
Key Highlights
- Fully permitted, shovel‑ready street‑to‑street development site in San Francisco
- Approved plans for a new residential building of up to 8,000+ SF and up to four units
- Street‑to‑street lot with approved project designed to capture panoramic downtown views
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
$259,736
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
8.67%
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%
$5,194,720
$5.2M
Cap Rate 7%
$3,710,514
$3.7M
Cap Rate 9%
$2,885,956
$2.9M
Market Conditions
NOI Build-Up for 8,000 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
$504.0K $63.00/SF
− Vacancy
−$31.8K −$3.97/SF
EGI
$472.2K $59.03/SF
− OpEx
−$212.5K −$26.56/SF
NOI
$259.7K $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%
$5,194,720
Cap Rate 7%
$3,710,514
Cap Rate 9%
$2,885,956
Alternative Uses
Best Use
Multifamily LT 5
$4.06M
$3.55M – $4.74M
NOI $284,316 @ 7.0% cap · market cap 9.49%
Second Best
Apartment 5plus
$3.71M
$3.25M – $4.33M
NOI $259,736 @ 7.0% cap · market cap 8.67%
Theoretical Best
Specialty Retail
$39.08M
$34.19M – $45.59M
NOI $2,735,370 @ 7.0% cap · market cap 91.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,743
Businesses Nearby
Explore this area
Business Placement
Demographics for 94115, CA
35,853
Population
19,312
Households
1.9
Avg Household Size
38
Median Age
74%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
32,594
Density / Sq Mi
$154,264
Median Household Income
$103,538
Median Earnings
$2,380
Median Rent
$1,684,100
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 - Fully permitted, shovel-ready street-to-street lot with approved plans for a new residential building of up to four units.
Where is this quadplex located?
The property is located at 930 Baker Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Fully permitted, shovel‑ready street‑to‑street development site in San Francisco; Approved plans for a new residential building of up to 8,000+ SF and up to four units; Street‑to‑street lot with approved project designed to capture panoramic downtown views
