Mixed-Use Duplex with
For Sale
$1,195,000
1006 Sutter Street, San Francisco, CA 94109
Vacant property pairs exposed-brick storefront space with an upgraded upper-floor flat.
Property Size2,640 SF
Days on Market92
Property Features for 1006 Sutter Street
General Information
Standard status
Active
Size
2,640 SF
Property subtype
Mixed Use
Building Details
Building Size
2,640 SF
Year Built
1907
Listing Agency:
Touchstone Commercial Partners Inc.
(415) 989-1200
Listed By:
Robert Mann · License #01112906
Source:
Bonniespindler
Added: Jun 1
Changed: Aug 29
Last Checked: Aug 30 at 11:29PM
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 Touchstone Commercial Partners Inc.
Investment Insights
Based on property information with market context.
The property at 1006-1008 Sutter Street is a fully vacant mixed-use duplex built in 1907. Its ground-floor commercial area features exposed brick and is presented in excellent condition. Above, a full-floor residential flat includes 2 bedrooms, 2 full bathrooms, an open-concept living and dining area, upgraded finishes, and upgraded appliances.
The building is located less than 2 blocks from Polk Street, placing the property within walking distance of retail shops, restaurants, and services along the Polk Street commercial corridor. The combination of separate retail and residential components supports both owner-user and investment-oriented ownership strategies.
The building is located less than 2 blocks from Polk Street, placing the property within walking distance of retail shops, restaurants, and services along the Polk Street commercial corridor. The combination of separate retail and residential components supports both owner-user and investment-oriented ownership strategies.
Key Highlights
- Fully vacant mixed‑use duplex at 1006‑1008 Sutter Street
- Ground‑floor retail space with exposed‑brick interior
- Full‑floor residential flat with 2 bedrooms and 2 full bathrooms
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
$78,856
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
6.60%
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%
$1,577,120
$1.6M
Cap Rate 7%
$1,126,514
$1.1M
Cap Rate 9%
$876,178
$876.2K
Market Conditions
NOI Build-Up for 2,640 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
$153.0K $57.96/SF
− Vacancy
−$9.6K −$3.65/SF
EGI
$143.4K $54.31/SF
− OpEx
−$64.5K −$24.44/SF
NOI
$78.9K $29.87/SF
Area
ZIP 94109
Vacancy
6.30%
Lease Rate
$57.96 /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%
$1,577,120
Cap Rate 7%
$1,126,514
Cap Rate 9%
$876,178
Alternative Uses
Best Use
Retail
$12.04M
$10.53M – $14.04M
NOI $842,494 @ 7.0% cap · market cap 70.50%
Second Best
Apartment 5plus
$1.13M
$985.7K – $1.31M
NOI $78,856 @ 7.0% cap · market cap 6.60%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
15,042
Businesses Nearby
171k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 51%
Hotels & Casinos 18%
Shops & Services 18%
Apparel 5%
Whole Foods Market
Groceries
52,478 visits/mo
0.3 miles
Trader Joe's
Groceries
34,815 visits/mo
0.1 miles
Holiday Inn San Francisco-Golden Gateway
Hotels & Casinos
16,023 visits/mo
0.2 miles
Guitar Center
Shops & Services
8,752 visits/mo
0.3 miles
Courtyard by Marriott San Francisco Downtown/Van Ness Ave.
Hotels & Casinos
5,529 visits/mo
0.3 miles
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
Median Home Value
Market
Vacancy Rate% for Retail in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Vacant property pairs exposed-brick storefront space with an upgraded upper-floor flat.
Where is this mixed-use property located?
The property is located at 1006 Sutter Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Fully vacant mixed‑use duplex at 1006‑1008 Sutter Street; Ground‑floor retail space with exposed‑brick interior; Full‑floor residential flat with 2 bedrooms and 2 full bathrooms
