14-Unit Mixed-Use
For Sale
Contact for pricing
480 6th St, San Francisco, CA 94103
Mixed-use property combining residential apartments and retail space in San Francisco.
Property Size7,140 SF
Price / SF$490.20
Days on Market1385
Property Features for 480 6th St
General Information
Standard status
Active
Size
7,140 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
12
Building Details
Year Built
1916
Units
14
Tenancy
Multi
Listing Agency:
Sequoia Commercial Group
(415) 702-9184
Listed By:
Carlos Serrano-Quan · License #CA 01707584
Source:
Crexi
Added: Nov 16, 2022
Changed: Aug 31
Last Checked: Aug 30 at 6:19AM
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 Sequoia Commercial Group
Investment Insights
Based on property information with market context.
Located at 480 6th St in San Francisco, this 7,140-square-foot mixed-use property was built in 1916. The configuration includes 14 total units, with 12 residential units and two retail units, creating a combined housing and commercial profile.
Six units are vacant, providing an opportunity to address occupancy and market positioning. Some residential units feature downtown skyline views. A possible conversion of certain units to two-bedroom layouts is identified, subject to planning approval.
Six units are vacant, providing an opportunity to address occupancy and market positioning. Some residential units feature downtown skyline views. A possible conversion of certain units to two-bedroom layouts is identified, subject to planning approval.
Key Highlights
- 14‑unit mixed‑use property with 12 residential units and 2 retail units
- 7,140 square feet of property size
- Six vacant units
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
$231,815
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
6.62%
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%
$4,636,300
$4.6M
Cap Rate 7%
$3,311,643
$3.3M
Cap Rate 9%
$2,575,722
$2.6M
Market Conditions
NOI Build-Up for 7,140 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
$449.8K $63.00/SF
− Vacancy
−$28.3K −$3.97/SF
EGI
$421.5K $59.03/SF
− OpEx
−$189.7K −$26.56/SF
NOI
$231.8K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /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%
$4,636,300
Cap Rate 7%
$3,311,643
Cap Rate 9%
$2,575,722
Alternative Uses
Best Use
Retail
$32.55M
$28.48M – $37.98M
NOI $2,278,563 @ 7.0% cap · market cap 65.10%
Second Best
Apartment 5plus
$3.31M
$2.90M – $3.86M
NOI $231,815 @ 7.0% cap · market cap 6.62%
Theoretical Best
Specialty Retail
$34.88M
$30.52M – $40.69M
NOI $2,441,318 @ 7.0% cap · market cap 69.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
11,135
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property combining residential apartments and retail space in San Francisco.
Where is this mixed-use property located?
The property is located at 480 6th St San Francisco, CA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 14‑unit mixed‑use property with 12 residential units and 2 retail units; 7,140 square feet of property size; Six vacant units
