3660 20th St
3660 20th St, San Francisco, CA 94133
Marketing description
Urban Capital of San Francisco is pleased to present 3660 20th Street, a five-unit multifamily investment in the heart of San Francisco's Mission District. Priced at $1,350,000 — $270,000 per unit and $350 per square foot — the asset is currently generating $7,113 in monthly rental income against an estimated market rent of $19,000 per month, representing approximately 167% upside to gross scheduled income. On in-place numbers, the property is listed at a 3.40% cap rate and a 15.82 GRM; while these current metrics reflect the significantly below-market rent roll, they also define the scope of the repositioning opportunity and the NOI growth available to a well-capitalized operator willing to execute.
The unit mix consists of (3) two-bedroom units, (2) one-bedroom units, and a non-tenant-occupied garage that provides ancillary income free of tenant protections. Combined with the Mission District's deeply constrained housing supply, sustained demand from the city's accelerating tech and AI employment base, and one of the fastest rent-growth trajectories in the nation, 3660 20th Street offers investors a meaningful value-add opportunity in one of San Francisco's most desirable submarkets.
Investment highlights
- Significant Mark-to-Market Upside — Current rents of $7,113/mo versus estimated market rents of $19,000/mo, representing approximately 167% upside to gross scheduled income
- Attractive Entry Basis — Priced at $270,000 per unit and $350 per square foot, well below comparable Mission District multifamily pricing
- Strong and Diverse Unit Mix — (3) two-bedroom units, (2) one-bedroom units, including one 2-bedroom + den configuration, averaging 756 SF per unit
- Ancillary Income Stream — 350 SF garage leased to a non-tenant, providing supplemental revenue with no tenant protections attached
- Prime Mission District Location — Steps from Mission Dolores Park and the Valencia Corridor, one of the longest stretches of independent retail in the United States
- Walkable to Neighborhood Institutions — Immediate proximity to Tartine, Bi-Rite, Delfina, Dandelion Chocolate, and a constantly evolving roster of restaurants, cafes, and boutiques
- Exceptional Transit Connectivity — Walking distance to both 16th Street and 24th Street BART stations, with multiple Muni lines and U.S. 101 access nearby
- Irreplaceable San Francisco Submarket — The Mission District is among the most supply-constrained and culturally desirable neighborhoods in the city, supporting long-term pricing power
- Tailwind from Citywide Rent Growth — San Francisco has posted some of the fastest rent growth in the nation over the trailing twelve months, driven by tech and AI employment and a sustained return-to-office environment
- Clear Value-Add Execution Plan — Path to stabilization through organic turnover, targeted unit renovations, and repositioning to market rent
- Boutique Five-Unit Scale — Ideal size profile for private capital, 1031 exchange buyers, and local operators seeking a manageable asset with institutional-quality upside
- Trust Sale Heritage — Property acquired from a trust sale with historically below-market rents, creating the foundation for the current upside opportunity
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