| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 68th | Fair |
| Amenities | 100th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 Ellis St, San Francisco, CA, 94109, US |
| Region / Metro | San Francisco |
| Year of Construction | 1995 |
| Units | 38 |
| Transaction Date | 1993-11-08 |
| Transaction Price | $4,090,909 |
| Buyer | 555 ELLIS ST HOUSING PARTNERS |
| Seller | ASIAN NEIGHBORHOOD DESIGN |
555 Ellis St San Francisco Urban-Core Multifamily Investment
High renter concentration and top-tier amenity access point to durable tenant demand, according to WDSuite’s CRE market data.
The property sits in an Urban Core location where amenities are a clear strength. The neighborhood ranks 1st out of 193 metro neighborhoods for overall amenity access and sits in the top quartile nationally, with dense coverage of groceries, restaurants, pharmacies, parks, and cafes. For investors, this concentration supports day-to-day convenience and helps sustain leasing interest across cycles.
Renter-occupied housing accounts for roughly three-quarters of neighborhood units (76.0% renter concentration), indicating a deep multifamily tenant base. Median household incomes in the neighborhood are above many U.S. areas and home values are elevated, which typically sustains reliance on rental options and can support pricing power and retention. Neighborhood occupancy is measured at the neighborhood level (not the property) and has been softer versus national norms, so underwriting should prioritize leasing strategy and tenant retention.
Relative performance indicators are strong for income generation: the neighborhood’s NOI per unit rank is 28th of 193, which is competitive among San Francisco-San Mateo-Redwood City, CA neighborhoods and top quartile nationally. Average school ratings in the immediate neighborhood trend lower than many metros, which may tilt demand toward singles and couples rather than family renters, an important consideration for unit mix and marketing.
Within a 3-mile radius, demographics show a large employed renter pool today and modest near-term population growth alongside an expected increase in households and smaller average household sizes. These trends generally expand the renter base and support occupancy stability over time.
Safety indicators in this neighborhood trend weaker than many areas of the metro and nation. Based on ranks among 193 metro neighborhoods, crime conditions are in the lower tier locally (i.e., closer to the bottom of the distribution rather than the top), and national comparisons also place the area below average for safety. Recent data show year-over-year declines in both violent and property offense rates, which is directionally positive, but investors should still plan for prudent security measures and tenant communication.
Proximity to major employers in downtown and SoMa supports a steady commuter renter base and can aid leasing and retention for workforce-oriented units. Nearby anchors include McKesson, Wells Fargo, Pfizer, PG&E, and Salesforce.
- McKesson Ventures — corporate offices (0.76 miles)
- McKesson — corporate offices (0.77 miles) — HQ
- Wells Fargo — corporate offices (0.95 miles) — HQ
- Pfizer — corporate offices (0.99 miles)
- PG&E Corp. — corporate offices (1.18 miles) — HQ
Built in 1995, the asset is newer than the neighborhood’s average vintage, which supports competitive positioning versus older stock while still leaving room for targeted modernization to enhance rents and tenant experience. Elevated home values in the neighborhood reinforce renter reliance on multifamily, and the local renter concentration provides depth for leasing. According to CRE market data from WDSuite, neighborhood NOI-per-unit performance is competitive within the metro and strong nationally, while amenity access ranks at the top of the metro—favorable for long-term renter appeal.
Counterbalancing strengths, the neighborhood reflects softer occupancy at the neighborhood level (not the property) and below-average safety metrics, so underwriting should emphasize leasing strategy, security, and tenant retention. Within a 3-mile radius, projections point to more households and smaller household sizes over the next few years, expanding the renter pool and supporting demand for well-managed, well-located units.
- Urban-core location with top-ranked amenity access and strong renter appeal
- 1995 vintage offers competitive positioning with potential value-add through modernization
- High neighborhood renter concentration and elevated ownership costs support multifamily demand
- Competitive NOI-per-unit performance in metro terms and top quartile nationally
- Risks: softer neighborhood occupancy and below-average safety metrics warrant conservative leasing and security planning