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    SOMA Mixed-Use Work/Live Building Title is generated by Realmo AI

    22 Russ Street, San Francisco, CA 94103

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    For Sale
    $1,200,000

    Two-unit mixed-use building in San Francisco's SOMA neighborhood.

    Type:Commercial
    Property size:
    3,750 SF
    Lot size:
    0.04 Acres
    Price / SF:
    $320/SF
    Added:
    Feb 21, 2026
    Days on Market:
    105
    Last Refresh:
    Apr 5 at 9:03 pm

    Property Features for 22 Russ Street

    General Information

    Standard status
    Active
    Size
    3,750 SF
    Lot size
    0.04 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1907

    We can help!

    Listing Contact
    ANASTASIA RO BECKETT

    Listing agent ANASTASIA RO BECKETT License #02346935

    Listing office URBAN GROUP REAL ESTATE

    Listing date Feb 21, 2026

    Source Corcoran

    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 URBAN GROUP REAL ESTATE

    HighLights

    • Mixed‑Use Work/Live Building: Offers flexibility for living and working.
    • Prime SOMA Location: Situated in a highly desirable San Francisco neighborhood.
    • Excellent Walk & Transit Scores: Boasts a transit score of 100 and a walk score of 98, indicating exceptional accessibility.
    • Spacious Design: Approximately 3,750 square feet, providing ample space.
    • Investment or Owner‑User Opportunity: Suitable for both investors and those looking to occupy the property.
    • Creative Use Potential: Ideal for creative businesses seeking a unique space.

    Overview

    Located in San Francisco's SOMA neighborhood, 22-24 Russ Street is a two-unit mixed-use building offering approximately 3,750 square feet of space. The property is suitable for both owner-users and investors. Its central location and spacious design make it ideal for creative uses. The building has a walk score of 98 and a transit score of 100.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $165.2k $44.04
    − Vacancy −$41.9k −$11.19
    EGI $123.2k $32.85
    − OpEx −$30.8k −$8.21
    NOI $92.4k $24.64
    3,750 SF · lease $44.04/SF/yr · vacancy 25.40% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.32M
    $1.16M – $1.54M (±1% cap)
    NOI $92,401 @ 7.0% cap · market cap 7.70%
    Second Best
    Mixed Use
    $1.20M
    $1.05M – $1.39M (±1% cap)
    NOI $83,672 @ 7.0% cap · market cap 6.97%
    Theoretical Best
    Specialty Retail
    $18.32M
    $16.03M – $21.37M (±1% cap)
    NOI $1,282,205 @ 7.0% cap · market cap 106.85%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Mateo
    State
    California
    Longitude
    -122.409
    Latitude
    37.7794

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    FAQs

    What type of property is this?
    Mixed-use property - Two-unit mixed-use building in San Francisco's SOMA neighborhood.
    Where is this mixed-use property located?
    The property is located at 22 Russ Street San Francisco, CA.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Mixed‑Use Work/Live Building: Offers flexibility for living and working.; Prime SOMA Location: Situated in a highly desirable San Francisco neighborhood.; Excellent Walk & Transit Scores: Boasts a transit score of 100 and a walk score of 98, indicating exceptional accessibility.
    (415) 863-1775
    We can help!
    Listing Contact
    ANASTASIA RO BECKETT
    Real Estate License ID: 02346935
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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