Mixed-Use Building Under
For Sale
$3,800,000
18 Visitacion Avenue, Brisbane, CA 94005
Live, work, or rent in this mixed-use building!
Property Size4,200 SF
Price / SF$904.76
Days on Market205
Property Features for 18 Visitacion Avenue
General Information
Standard status
Active
Size
4,200 SF
Property subtype
Commercial
Amenities
Central air
Attached Garage
Central Air Cooling
Central Forced Air Heating
Flat/Low Pitch Roof
Other
Building Details
Year Built
2025
Listing Agency:
REALTY ONE GROUP EXTREME
(650) 727-3890
Listed By:
JOHN PANG
Source:
Corcoran
Added: Jan 15
Changed: Aug 8
Last Checked: Aug 8 at 6:07AM
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 REALTY ONE GROUP EXTREME
Investment Insights
Based on property information with market context.
This mixed-use property is currently under construction, offering a unique opportunity to live, work, or rent. The zoning allows for both residential and commercial use. The building features a retail storefront office downstairs, encompassing approximately 400 square feet, and two large condos, each with two bedrooms (optionally one bedroom) and two bathrooms, spanning approximately 1900 square feet. A community rooftop deck, approximately 600 square feet, offers mountain views. The condos feature 9-foot ceilings, except in the bathrooms, while the retail office boasts 12-foot ceilings. The property includes four parking spaces in the garage, which is equipped with a new car lift and turntable. There is no HOA currently, but future buyers could create one, along with CC&Rs, and potentially subdivide the property into three APNs for separate sales. Final permits will be provided upon completion. Architectural plans are available upon request. The building is equipped with a sump pump for water and a fire sprinkler system throughout. Sewer is connected. There are two furnaces for the two condos and one furnace for the retail store, all with AC. Three 65-gallon water heaters are present, along with a pump heater. The building has one house meter and individual meters for the office and two condos. A 400-amp panel serves the entire building, which is entirely electrical with no gas.
Key Highlights
- Mixed‑use zoning offers versatile investment options.
- Two large 2‑bedroom/2‑bath condos and a 400 sq ft retail storefront provide immediate income potential.
- Enjoy the 600 sq ft community rooftop deck with mountain views.
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
$135,676
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
3.57%
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%
$2,713,520
$2.7M
Cap Rate 7%
$1,938,229
$1.9M
Cap Rate 9%
$1,507,511
$1.5M
Market Conditions
NOI Build-Up for 4,200 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
$288.3K $68.64/SF
− Vacancy
−$71.2K −$16.95/SF
EGI
$217.1K $51.69/SF
− OpEx
−$81.4K −$19.38/SF
NOI
$135.7K $32.30/SF
Area
San Mateo County, CA
Vacancy
24.70%
Lease Rate
$68.64 /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%
$2,713,520
Cap Rate 7%
$1,938,229
Cap Rate 9%
$1,507,511
Alternative Uses
Best Use
Mixed Use
$1.94M
$1.70M – $2.26M
NOI $135,676 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$1.63M
$1.43M – $1.91M
NOI $114,312 @ 7.0% cap · market cap 3.01%
Theoretical Best
Warehouse
$3.34M
$2.92M – $3.89M
NOI $233,528 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
Explore this area
Business Placement
Demographics for 94005, CA
4,836
Population
2,101
Households
2.3
Avg Household Size
43
Median Age
51%
College-Educated
86%
High-School Grad
4.6 sq mi
ZIP Area
1,051
Density / Sq Mi
$151,593
Median Household Income
$75,938
Median Earnings
$2,634
Median Rent
$1,127,200
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 - Live, work, or rent in this mixed-use building!
Where is this mixed-use property located?
The property is located at 18 Visitacion Avenue Brisbane, CA.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: Mixed‑use zoning offers versatile investment options.; Two large 2‑bedroom/2‑bath condos and a 400 sq ft retail storefront provide immediate income potential.; Enjoy the 600 sq ft community rooftop deck with mountain views.
