San Mateo Mixed-Use
For Sale
$1,995,000
22 - 26 25th Avenue, San Mateo, CA 94403
Fully leased mixed-use building in high-traffic San Mateo location.
Property Size2,870 SF
Price / SF$695.12
Days on Market447
Property Features for 22 - 26 25th Avenue
General Information
Standard status
Active
Size
2,870 SF
Building Details
Year Built
1946
Listing Agency:
GOLDEN GATE SOTHEBY'S INTERNATIONAL REALTY
Listed By:
NANCY RUIZ
Source:
Corcoran
Added: Jun 19, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 GOLDEN GATE SOTHEBY'S INTERNATIONAL REALTY
Investment Insights
Based on property information with market context.
This fully leased mixed-use property, located at 22 - 26 25th Avenue in San Mateo, offers approximately 2,870 square feet of space. Situated just off El Camino Real in a high-traffic commercial corridor, the building benefits from excellent visibility and steady foot and vehicle traffic. On-site parking is available. The property is zoned for flexible retail and office use. The tenant mix includes a smoke shop, a barber shop, and four office suites located on the second floor. The property provides stable income with potential upside from below-market rents. The location is near the San Mateo County Event Center and Hillsdale Caltrain Station, enhancing its appeal.
Key Highlights
- Fully leased ±2,870 SF mixed‑use building.
- High‑traffic location just off El Camino Real.
- Zoned for flexible retail and office use.
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
$73,290
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
3.67%
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%
$1,465,800
$1.5M
Cap Rate 7%
$1,047,000
$1.0M
Cap Rate 9%
$814,333
$814.3K
Market Conditions
NOI Build-Up for 2,870 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
$109.9K $38.28/SF
− Vacancy
−$5.2K −$1.80/SF
EGI
$104.7K $36.48/SF
− OpEx
−$31.4K −$10.94/SF
NOI
$73.3K $25.54/SF
Area
San Mateo, CA
Vacancy
4.70%
Lease Rate
$38.28 /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%
$1,465,800
Cap Rate 7%
$1,047,000
Cap Rate 9%
$814,333
Alternative Uses
Best Use
Retail
$1.05M
$916.1K – $1.22M
NOI $73,290 @ 7.0% cap · market cap 3.67%
Second Best
Mixed Use
$830.3K
$726.5K – $968.6K
NOI $58,118 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$1.14M
$993.3K – $1.32M
NOI $79,460 @ 7.0% cap · market cap 3.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,131
Businesses Nearby
Explore this area
Business Placement
Demographics for 94403, CA
45,057
Population
17,682
Households
2.5
Avg Household Size
38
Median Age
60%
College-Educated
92%
High-School Grad
5.6 sq mi
ZIP Area
8,046
Density / Sq Mi
$179,825
Median Household Income
$93,542
Median Earnings
$3,273
Median Rent
$1,725,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased mixed-use building in high-traffic San Mateo location.
Where is this mixed-use property located?
The property is located at 22 - 26 25th Avenue San Mateo, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Fully leased ±2,870 SF mixed‑use building.; High‑traffic location just off El Camino Real.; Zoned for flexible retail and office use.
