Mixed-Use Property with Bay
For Sale
$2,175,000
Pending
239-253 Hugo Street, San Francisco, CA 94122
Multifamily building combines residential units, a ground-floor commercial space, parking, and classic architectural details.
Property Size6,696 SF
Lot Size0.08 Acres
Days on Market323
Property Features for 239-253 Hugo Street
General Information
Standard status
Pending
Size
6,696 SF
Total Parking Spaces
1
Lot size
0.08 Acres
Property subtype
Residential Income / Mixed Use
Units
Unit Mix
2 x 2BR/1BA, 1 x 3BR/1.5BA, 1 x 5BR/2BA
Multifamily Units
4
Amenities
Gas, Yes
14
Concrete
Feet
No
Building Details
Year Built
1912
Buildings
1
Construction
wood frame
Listing Agency:
Colliers International
(415) 786-5246
Listed By:
Brad Lagomarsino · License #01058500
(415) 786-5246
Source:
Compass
Added: Oct 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:57PM
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 Colliers International
Investment Insights
Based on property information with market context.
Located at 239-253 Hugo Street and 1252 4th Avenue in San Francisco’s Inner Sunset neighborhood, this 6,696-square-foot mixed-use building occupies a 3,323-square-foot lot and was constructed in 1912. The property includes five total units: two two-bedroom, one-bath residences; one three-bedroom, one-and-a-half-bath residence; one five-bedroom, two-bath residence; and a ground-floor commercial space.
Exterior character includes stucco, bay windows, a terrazzo front landing, and wood-frame construction. Interior details include hardwood and engineered flooring, granite countertops, shaker-style cabinetry, formal dining areas, tile bathroom surrounds, stand-alone showers, recessed lighting, and ample closet space. Parking is included, adding on-site convenience within this established San Francisco residential setting.
Exterior character includes stucco, bay windows, a terrazzo front landing, and wood-frame construction. Interior details include hardwood and engineered flooring, granite countertops, shaker-style cabinetry, formal dining areas, tile bathroom surrounds, stand-alone showers, recessed lighting, and ample closet space. Parking is included, adding on-site convenience within this established San Francisco residential setting.
Key Highlights
- 6,696‑square‑foot mixed‑use property on a 3,323‑square‑foot lot
- Five total units, including four residential units and one ground‑floor commercial space
- Residential mix includes two 2‑bedroom/1‑bath, one 3‑bedroom/1.5‑bath, and one 5‑bedroom/2‑bath unit
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
$126,554
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
5.82%
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%
$2,531,080
$2.5M
Cap Rate 7%
$1,807,914
$1.8M
Cap Rate 9%
$1,406,156
$1.4M
Market Conditions
NOI Build-Up for 6,696 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
$225.0K $33.60/SF
− Vacancy
−$22.5K −$3.36/SF
EGI
$202.5K $30.24/SF
− OpEx
−$75.9K −$11.34/SF
NOI
$126.6K $18.90/SF
Area
ZIP 94122
Vacancy
10.00%
Lease Rate
$33.60 /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%
$2,531,080
Cap Rate 7%
$1,807,914
Cap Rate 9%
$1,406,156
Alternative Uses
Best Use
Apartment 5plus
$2.89M
$2.53M – $3.37M
NOI $202,078 @ 7.0% cap · market cap 9.29%
Second Best
Mixed Use
$1.81M
$1.58M – $2.11M
NOI $126,554 @ 7.0% cap · market cap 5.82%
Theoretical Best
Multifamily LT 5
$3.21M
$2.81M – $3.75M
NOI $224,752 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
5,487
Businesses Nearby
Explore this area
Business Placement
Demographics for 94122, CA
57,160
Population
24,155
Households
2.4
Avg Household Size
39
Median Age
63%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
17,321
Density / Sq Mi
$145,717
Median Household Income
$80,501
Median Earnings
$2,720
Median Rent
$1,507,100
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?
Mixed-use property - Multifamily building combines residential units, a ground-floor commercial space, parking, and classic architectural details.
Where is this mixed-use property located?
The property is located at 239-253 Hugo Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,175,000.
What are key features of this property?
This property features: 6,696‑square‑foot mixed‑use property on a 3,323‑square‑foot lot; Five total units, including four residential units and one ground‑floor commercial space; Residential mix includes two 2‑bedroom/1‑bath, one 3‑bedroom/1.5‑bath, and one 5‑bedroom/2‑bath unit
