Mixed-Use Property in Mission
3265 22nd Street, San Francisco, CA 94110
Commercial Sale, Other - San Francisco, CA
Type:Mixed Use
Property size:
4,302 SFLot size:
0.05 AcresPrice / SF:
$871/SF- Added:
- Oct 9, 2025
- Days on Market:
- 219
- Last Refresh:
- May 15 at 4:06 pm
Property Features for 3265 22nd Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Mixed Use
- Standard status
- Active
- APN
- 3636036
- Size
- 4,302 SF
- Lot size
- 0.05 Acres
Building Details
- Year built
- 1870
- Architectural style
- Other
Listing agent Oleg CRE Verbitski
Listing office Engel & Völkers San Francisco Union Street 2200 Union Street, San Francisco, CA (415) 689-8592
Listing date Oct 9, 2025
MLS# 425079897
Listing URL
Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
HighLights
- Prime Mission District location, steps from City College Mission Campus, restaurants, shops, and public transit.
- Stable income from fully occupied residential units (three 1BD/1BA and one 2BD/1BA).
- Two established retail tenants on the ground floor: a popular cafe and a neighborhood grocery store.
- Well‑maintained 3‑story mixed‑use property.
- Strong history of full occupancy in residential units.
- Rare opportunity to own an income‑producing building in a sought‑after neighborhood.
Overview
This well-maintained 3-story mixed-use property is located in the heart of San Francisco's Mission District. The ground floor is occupied by two established retail tenants: Breakfast Little, a caf known for its agua frescas and breakfast burritos, and Indian Spices & Groceries, a neighborhood market. The second and third floors contain four residential units, including three 1-bedroom, 1-bathroom units and one 2-bedroom, 1-bathroom unit. These units have a history of full occupancy and consistent rental income. The property is situated between Bartlett and Valencia Streets, near City College Mission Campus, restaurants, shops, and public transit. The building has a total size of 4,302 square feet and is located in San Francisco, California.
Financial Insights
Value Estimation Calculated for Specialty Retail
Conservative
$16.34M
NOI $1,470,945 @ 9.00% cap · cautious / downside scenario
Moderate
$21.01M
NOI $1,470,945 @ 7.00% cap · market / base-case scenario
Aggressive
$29.42M
NOI $1,470,945 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Specialty Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $2.13M | $495.00 |
| − Vacancy | −$168.2k | −$39.11 |
| EGI | $1.96M | $455.90 |
| − OpEx | −$490.3k | −$113.97 |
| NOI | $1.47M | $341.92 |
4,302 SF · lease $495.00/SF/yr · vacancy 7.90% · expense 25.00%
Alternative Use Scenarios
Best Use
Specialty Retail
$21.01M
$18.39M – $24.52M
NOI $1,470,945 @ 7.0% cap · market cap 39.23%
Second Best
Retail
$19.61M
$17.16M – $22.88M
NOI $1,372,882 @ 7.0% cap · market cap 36.61%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Indian Spices & Groceries
Grocery & Convenience Store
Location Insight
- Map
- Local Demand
- City
- San Francisco
- County
- San Mateo
- State
- California
- Longitude
- -122.420308
- Latitude
- 37.755179
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Well-maintained mixed-use property with retail and residential units in San Francisco.
Where is this mixed-use property located?
The property is located at 3265 22nd Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: Prime Mission District location, steps from City College Mission Campus, restaurants, shops, and public transit.; Stable income from fully occupied residential units (three 1BD/1BA and one 2BD/1BA).; Two established retail tenants on the ground floor: a popular cafe and a neighborhood grocery store.
