Mixed-Use Building with
For Sale
$1,650,000
1015-1017 Irving Street, San Francisco, CA 94122
Three-unit mixed-use property with a ground-floor restaurant and two residential 2-bedroom, 1-bath units above.
Property Size3,440 SF
Days on Market51
Property Features for 1015-1017 Irving Street
General Information
Standard status
Active
Size
3,440 SF
Property subtype
Mixed Use
Additional Details
Multifamily Units
2
Building Details
Building Size
3,440 SF
Year Built
1906
Listing Agency:
Compass Commercial
Listed By:
John M Antonini · License #01842830
(415) 345-3000
Source:
Adelaidamejiasf
Added: Jul 20
Changed: Sep 6
Last Checked: Sep 7 at 8:00AM
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 Compass Commercial
Investment Insights
Based on property information with market context.
This three-unit mixed-use building features a ground-floor restaurant with two residential units above. The upstairs apartments are each configured as 2-bedroom, 1-bath layouts.
The property is located at 1015–1017 Irving Street within San Francisco’s Inner Sunset District on the Irving Street retail corridor. Public transportation service provides access throughout the city.
As presented, the authorized occupancy reflected in the 3R Report indicates one family dwelling over commercial. Buyers and their agents are encouraged to review the 3R Report regarding authorized occupancy.
The property is located at 1015–1017 Irving Street within San Francisco’s Inner Sunset District on the Irving Street retail corridor. Public transportation service provides access throughout the city.
As presented, the authorized occupancy reflected in the 3R Report indicates one family dwelling over commercial. Buyers and their agents are encouraged to review the 3R Report regarding authorized occupancy.
Key Highlights
- 3‑unit mixed‑use building at 1015 Irving Street with a ground‑floor restaurant and two residential units above
- Two 2‑bedroom, 1‑bath residential units located on the floors above the restaurant
- Year built: 1906
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
$65,016
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
3.94%
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%
$1,300,320
$1.3M
Cap Rate 7%
$928,800
$928.8K
Cap Rate 9%
$722,400
$722.4K
Market Conditions
NOI Build-Up for 3,440 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
$115.6K $33.60/SF
− Vacancy
−$11.6K −$3.36/SF
EGI
$104.0K $30.24/SF
− OpEx
−$39.0K −$11.34/SF
NOI
$65.0K $18.90/SF
Area
ZIP 94122
Vacancy
10.00%
Lease Rate
$33.60 /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%
$1,300,320
Cap Rate 7%
$928,800
Cap Rate 9%
$722,400
Alternative Uses
Best Use
Mixed Use
$928.8K
$812.7K – $1.08M
NOI $65,016 @ 7.0% cap · market cap 3.94%
Second Best
Specialty Retail
$904.9K
$791.8K – $1.06M
NOI $63,344 @ 7.0% cap · market cap 3.84%
Theoretical Best
Multifamily LT 5
$1.65M
$1.44M – $1.92M
NOI $115,464 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,503
Businesses Nearby
113k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 78%
Dining 21%
Electronics 1%
Shell
Shops & Services
23,266 visits/mo
0.4 miles
Shell
Shops & Services
17,414 visits/mo
0.3 miles
Chevron
Shops & Services
15,683 visits/mo
0.4 miles
Starbucks
Dining
12,319 visits/mo
0.4 miles
Valero Energy
Shops & Services
10,382 visits/mo
0.4 miles
Demographics for 94122, CA
57,160
Population
24,155
Households
2.4
Avg Household Size
39
Median Age
63%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
17,321
Density / Sq Mi
$145,717
Median Household Income
$80,501
Median Earnings
$2,720
Median Rent
$1,507,100
Median Home Value
Market
Vacancy Rate% for Retail in San Francisco, CA
Questions? Ask Rey
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Similar Off Market Nearby
- Mitchell Asian Buffet — 205 Hugo St # 901, San Francisco, CA 94122
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Three-unit mixed-use property with a ground-floor restaurant and two residential 2-bedroom, 1-bath units above.
Where is this conventional restaurant located?
The property is located at 1015-1017 Irving Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 3‑unit mixed‑use building at 1015 Irving Street with a ground‑floor restaurant and two residential units above; Two 2‑bedroom, 1‑bath residential units located on the floors above the restaurant; Year built: 1906
