Balilla Apartments 565-569 Geary St 69 Unit Apartment Building $9,850,000 ($142,754/Unit) 6.84% Cap Rate San Francisco, CA 94102

565 Geary Street is a prominent six-story mixed-use apartment building located in the heart of San Francisco’s Downtown district, just two and a half blocks from Union Square. The property includes 61 residential units, three ground-floor retail units, five office suites, and a 21-car valet parking garage on two parcels, one of which includes the adjacent lot at 549 Shannon Alley. The unit mix consists of 40 studios, 7 junior one bedrooms, 12 one-bedrooms, one two-bedroom penthouse, and one upsized three-bedroom two-bath unit—created by expanding into a former office space.
The building has undergone significant capital improvements in recent years. Most notably, the elevator was completely rebuilt at a cost of $400,000, and a new fire horn system was installed. The roof was replaced approximately five years ago with a modified bitumen system. Interior improvements include new carpet throughout, upgraded lighting, new mailboxes, and other cosmetic updates that enhance both functionality and tenant experience. The building is heated by a steam boiler system and includes three coin-operated washers and dryers in the common laundry area.
Utilities are separately metered for gas but master metered for electricity, with a 800-amp main. The parking garage is metered separately for water and is leased to a third-party operator, who reports strong demand f rom delivery services and daily parkers.
Approximately 10% of the residential units have undergone full remodels, while about 30% have updated bathrooms and another 10% feature remodeled kitchens. The building is professionally managed, with all tenants currently paying rent and no non-performing occupants. Offered at $9,850,000, the property represents a 6.6% cap rate and provides strong in-place income with significant upside through continued unit turnover and modernization. Located in one of the city’s most vibrant and culturally rich neighborhoods, 565 Geary offers investors a rare opportunity to acquire a stabilized, cash-flowing asset with long-term value in a core San Francisco location.