Two-Story Mixed-Use
New
For Sale
$1,095,000
200-208 Ocean Avenue, San Francisco, CA 94112
Neighborhood commercial space occupies the ground floor, with residential units above and NC-1 zoning.
Property Size2,000 SF
Lot Size0.03 Acres
Price / SF$547.50
Days on Market4
Property Features for 200-208 Ocean Avenue
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.03 Acres
Property subtype
Multifamily
Zoning
NC-1
Additional Details
Road Access
Yes
Building Details
Building Size
2,000 SF
Year Built
1916
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Steven Gerry · License #CalDRE #01926878
(415) 846-2849
Source:
Compass-cre
Added: Sep 19
Last Checked: Sep 21 at 6:08AM
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 200-208 Ocean Avenue in San Francisco, this two-story mixed-use building combines ground-floor neighborhood commercial space with residential units on the upper level. The property was constructed in 1916 and includes approximately 2,000 SF of building area on an approximately 1,493 SF parcel.
The property fronts Ocean Avenue within an established neighborhood commercial setting and has a long history of neighborhood retail use. NC-1 zoning supports its mixed-use configuration, with commercial activity at street level and residential space above.
The property fronts Ocean Avenue within an established neighborhood commercial setting and has a long history of neighborhood retail use. NC-1 zoning supports its mixed-use configuration, with commercial activity at street level and residential space above.
Key Highlights
- Approximately 2,000 SF two‑story mixed‑use building
- Approximately 1,493 SF parcel
- Ground‑floor commercial space with residential units above
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
$72,974
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
6.66%
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%
$1,459,480
$1.5M
Cap Rate 7%
$1,042,486
$1.0M
Cap Rate 9%
$810,822
$810.8K
Market Conditions
NOI Build-Up for 2,000 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
$141.6K $70.80/SF
− Vacancy
−$8.9K −$4.46/SF
EGI
$132.7K $66.34/SF
− OpEx
−$59.7K −$29.85/SF
NOI
$73.0K $36.49/SF
Area
ZIP 94112
Vacancy
6.30%
Lease Rate
$70.80 /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%
$1,459,480
Cap Rate 7%
$1,042,486
Cap Rate 9%
$810,822
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$912.2K – $1.22M
NOI $72,974 @ 7.0% cap · market cap 6.66%
Second Best
Mixed Use
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 3.70%
Theoretical Best
Multifamily LT 5
$1.15M
$1.01M – $1.34M
NOI $80,556 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,943
Businesses Nearby
121k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 42%
Shops & Services 36%
Dining 15%
Electronics 5%
Safeway
Groceries
50,358 visits/mo
0.3 miles
Wells Fargo
Shops & Services
12,652 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
11,859 visits/mo
0.5 miles
Shell
Shops & Services
9,551 visits/mo
0.4 miles
76
Shops & Services
9,039 visits/mo
0.2 miles
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
Median Home Value
Market
Vacancy Rate% for Retail in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Neighborhood commercial space occupies the ground floor, with residential units above and NC-1 zoning.
Where is this mixed-use property located?
The property is located at 200-208 Ocean Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Approximately 2,000 SF two‑story mixed‑use building; Approximately 1,493 SF parcel; Ground‑floor commercial space with residential units above
