Mixed-Use Medical and Residential
For Sale
Contact for pricing
Pending
1701 Church Street, San Francisco, CA 94131
Three-unit mixed-use building with two updated residential units above and a ground-floor pediatric medical practice.
Property Size3,940 SF
Days on Market145
Property Features for 1701 Church Street
General Information
Standard status
Pending
Size
3,940 SF
Property subtype
Multifamily, Mixed Use
Occupancy
100%
Lease Type
Gross
Investment Type
Stabilized
Net Operating Income
$152,340
Building Details
Year Built
1908
Year Renovated
2015
Buildings
2
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Natalie Meyers · License #02010250
(707) 888-4798
Source:
Crexi
Added: Apr 16
Changed: Aug 31
Last Checked: Sep 5 at 3:35PM
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
Investment Insights
Based on property information with market context.
Located at 1701 Church Street in San Francisco’s Noe Valley, this well-maintained mixed-use property features three units: two renovated residential units on the top floor and one extensively built-out commercial space on the ground floor. The residential units include custom wood windows, hardwood flooring, abundant natural light, in-unit laundry, dishwashers, and modern cabinetry. A rear deck of approximately 225 square feet extends the living space, and a stairwell provides access to a secure indoor area housing three Recology bins for garbage, compost, and recycling.
The ground-floor commercial unit is occupied by GetzWell Personalized Pediatrics, a primary care pediatric practice. GetzWell has been a long-term tenant since 2008 and the tenant plans to remain, providing immediate rental continuity. The building has undergone numerous capital improvements, supporting long-term viability and reduced maintenance for a new owner.
Residential tenants are described as having strong stability, with leases in place for multiple years and rents at or near market levels.
The ground-floor commercial unit is occupied by GetzWell Personalized Pediatrics, a primary care pediatric practice. GetzWell has been a long-term tenant since 2008 and the tenant plans to remain, providing immediate rental continuity. The building has undergone numerous capital improvements, supporting long-term viability and reduced maintenance for a new owner.
Residential tenants are described as having strong stability, with leases in place for multiple years and rents at or near market levels.
Key Highlights
- Three‑unit mixed‑use building (1908) with 2 updated residential units above and 1 ground‑floor commercial space
- GetzWell Personalized Pediatrics is a long‑term ground‑floor tenant since 2008 and plans to remain
- Residential units include custom wood windows, hardwood flooring, in‑unit laundry, dishwashers, and modern cabinetry
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
$140,026
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
5.83%
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%
$2,800,520
$2.8M
Cap Rate 7%
$2,000,371
$2.0M
Cap Rate 9%
$1,555,844
$1.6M
Market Conditions
NOI Build-Up for 3,940 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
$212.8K $54.00/SF
− Vacancy
−$12.7K −$3.23/SF
EGI
$200.0K $50.77/SF
− OpEx
−$60.0K −$15.23/SF
NOI
$140.0K $35.54/SF
Area
San Francisco, CA
Vacancy
5.98%
Lease Rate
$54.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,800,520
Cap Rate 7%
$2,000,371
Cap Rate 9%
$1,555,844
Alternative Uses
Best Use
Multifamily LT 5
$2.00M
$1.75M – $2.33M
NOI $140,026 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$1.83M
$1.60M – $2.13M
NOI $127,920 @ 7.0% cap · market cap 5.33%
Theoretical Best
Specialty Retail
$19.25M
$16.84M – $22.45M
NOI $1,347,170 @ 7.0% cap · market cap 56.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,670
Businesses Nearby
Explore this area
Business Placement
Demographics for 94131, CA
28,810
Population
13,755
Households
2.1
Avg Household Size
41
Median Age
78%
College-Educated
98%
High-School Grad
2.0 sq mi
ZIP Area
14,405
Density / Sq Mi
$198,779
Median Household Income
$119,053
Median Earnings
$2,971
Median Rent
$1,749,500
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?
Duplex - Three-unit mixed-use building with two updated residential units above and a ground-floor pediatric medical practice.
Where is this duplex located?
The property is located at 1701 Church Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Three‑unit mixed‑use building (1908) with 2 updated residential units above and 1 ground‑floor commercial space; GetzWell Personalized Pediatrics is a long‑term ground‑floor tenant since 2008 and plans to remain; Residential units include custom wood windows, hardwood flooring, in‑unit laundry, dishwashers, and modern cabinetry
