Vacant Mixed-Use Building with
For Sale
$1,400,000
1011-1015 Powell Street, San Francisco, CA 94108
Ground-floor storefront space is paired with two upper-level residential flats for flexible occupancy planning.
Property Size4,386 SF
Days on Market146
Property Features for 1011-1015 Powell Street
General Information
Standard status
Active
Size
4,386 SF
Property subtype
Multi-Family
Building Details
Building Size
4,386 SF
Year Built
1908
Units
3
Listing Agency:
LL CRE
(415) 890-0704
Listed By:
Brian Leung
Source:
Commercialcafe
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 30 at 7:05AM
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 LL CRE
Investment Insights
Based on property information with market context.
Built in 1908, this 4,386-square-foot mixed-use property combines a ground-floor retail storefront with two residential flats above. The building will be delivered 100% vacant, allowing immediate occupancy and flexibility for an owner-user or separate commercial and residential arrangements. The property occupies a 1,576-square-foot lot at 1011-1015 Powell Street.
The building is positioned at the crossroads of Nob Hill and Chinatown, near San Francisco’s historic cable car lines, dining, and cultural landmarks. Its location also provides access to the Financial District and Union Square through the cable car network. The existing combination of storefront and residential space supports a live-work configuration or distinct commercial and residential occupancy.
The building is positioned at the crossroads of Nob Hill and Chinatown, near San Francisco’s historic cable car lines, dining, and cultural landmarks. Its location also provides access to the Financial District and Union Square through the cable car network. The existing combination of storefront and residential space supports a live-work configuration or distinct commercial and residential occupancy.
Key Highlights
- 4,386 SF mixed‑use building on a 1,576 SF lot
- Ground‑floor retail storefront with two residential flats
- Delivered 100% vacant for immediate occupancy flexibility
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
$97,863
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
6.99%
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%
$1,957,260
$2.0M
Cap Rate 7%
$1,398,043
$1.4M
Cap Rate 9%
$1,087,367
$1.1M
Market Conditions
NOI Build-Up for 4,386 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
$184.2K $42.00/SF
− Vacancy
−$27.6K −$6.30/SF
EGI
$156.6K $35.70/SF
− OpEx
−$58.7K −$13.39/SF
NOI
$97.9K $22.31/SF
Area
San Francisco, CA
Vacancy
15.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,957,260
Cap Rate 7%
$1,398,043
Cap Rate 9%
$1,087,367
Alternative Uses
Best Use
Retail
$20.00M
$17.50M – $23.33M
NOI $1,399,689 @ 7.0% cap · market cap 99.98%
Second Best
Multifamily LT 5
$2.23M
$1.95M – $2.60M
NOI $155,877 @ 7.0% cap · market cap 11.13%
Theoretical Best
Specialty Retail
$21.42M
$18.75M – $24.99M
NOI $1,499,667 @ 7.0% cap · market cap 107.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
29,705
Businesses Nearby
Explore this area
Business Placement
Demographics for 94108, CA
13,097
Population
7,730
Households
1.7
Avg Household Size
42
Median Age
45%
College-Educated
76%
High-School Grad
0.3 sq mi
ZIP Area
43,657
Density / Sq Mi
$63,864
Median Household Income
$53,617
Median Earnings
$1,562
Median Rent
$1,207,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor storefront space is paired with two upper-level residential flats for flexible occupancy planning.
Where is this mixed-use property located?
The property is located at 1011-1015 Powell Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 4,386 SF mixed‑use building on a 1,576 SF lot; Ground‑floor retail storefront with two residential flats; Delivered 100% vacant for immediate occupancy flexibility
