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    Mixed-Use Development Opportunity Title is generated by Realmo AI

    2513 Irving ST, San Francisco 94122

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    Claim this Listing
    For Sale
    $1,950,000

    COMMERCIAL - SAN FRANCISCO

    Lot size:
    0.17 Acres
    Added:
    Apr 28, 2026
    Days on Market:
    33
    Last Refresh:
    May 30 at 4:06 am

    Property Features for 2513 Irving ST

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    NC2
    Fencing
    Chain Link
    Standard status
    Active
    Lot size
    0.17 Acres

    We can help!

    Listing Contact
    Brett Barron

    Listing agent Brett Barron License #00893787

    Listing office Capital Realty Group 1200 Howard Ave, # 204, Burlingame, CA

    Listing date Apr 28, 2026

    MLS# ML82043788

    Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully entitled and shovel‑ready mixed‑use development opportunity.
    • Located in San Francisco's Outer Sunset, a supply‑constrained and stable residential neighborhood.
    • SB 423 Entitlement and CEQA‑exempt, minimizing entitlement risk.
    • Ideal for market‑rate multifamily or for‑sale condominium development.
    • Completed lot merger and clean approvals in place.
    • Ground‑floor retail space enhances mixed‑use value and commercial tenancy upside.

    Overview

    2513 Irving Street presents a unique opportunity to acquire a fully entitled, shovel-ready mixed-use development in San Francisco's Outer Sunset, a stable residential neighborhood with limited supply. Entitled under SB 423, the project is CEQA-exempt and fully compliant with objective zoning standards. The site is positioned for a builder or developer to pursue 100% market-rate multifamily or for-sale condominium exit strategies. The Outer Sunset's appeal to owner-users and long-term investors combined with limited new supply supports profitable outcomes. The project's ground-floor retail space enhances its mixed-use value, catering to the neighborhood's walkable commercial corridor and offering upside from both residential and commercial tenancy. With a completed lot merger and clean entitlement package in place, the project is positioned for a builder or developer seeking to take advantage of condo-level exit pricing in a neighborhood that commands strong demand from both owner-users and investors. The property is zoned NC2 and has a lot size of 0.1722 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Mateo
    State
    Longitude
    -122.485233
    Latitude
    37.762957

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    FAQs

    What type of property is this?
    Mixed-use property - Shovel-ready mixed-use development in San Francisco's Outer Sunset.
    Where is this mixed-use property located?
    The property is located at 2513 Irving ST San Francisco.
    What is the asking price?
    The asking price for this property is $1,950,000.
    What are key features of this property?
    This property features: Fully entitled and shovel‑ready mixed‑use development opportunity.; Located in San Francisco's Outer Sunset, a supply‑constrained and stable residential neighborhood.; SB 423 Entitlement and CEQA‑exempt, minimizing entitlement risk.
    (650) 400-7089
    We can help!
    Listing Contact
    Brett Barron
    Real Estate License ID: 00893787
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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.

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