Mixed-Use Four-Unit with
For Sale
$2,950,000
2735-2737 Hyde Street, San Francisco, CA 94109
Four residential units above a fully built-out restaurant, with Type I hood, ADA access, and a large rear garden.
Property Size2,880 SF
Days on Market60
Property Features for 2735-2737 Hyde Street
General Information
Standard status
Active
Size
2,880 SF
Property subtype
Mixed Use
Additional Details
Commercial Hood
Yes
Multifamily Units
3
Building Details
Building Size
2,880 SF
Year Built
1927
Listing Agency:
Urban Group Real Estate
(415) 863-1775
Listed By:
Louis Cornejo · License #01518102
Source:
Paytonslist
Added: Jun 12
Changed: Aug 8
Last Checked: Aug 10 at 9:25AM
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
Investment Insights
Based on property information with market context.
This four-unit mixed-use property includes two spacious 2-bedroom, 2-bath residential flats, an additional studio unit, and a fully built-out ground-floor restaurant space. The residential layouts feature generous living areas, abundant natural light, and period details. The building also offers a large rear garden, storage areas, and ADA-compliant access, supporting both day-to-day usability and guest-facing operations. The restaurant space includes a Type I hood, aligning it with commercial kitchen requirements.
Located at 2735-2737 Hyde Street in San Francisco, the property benefits from prominent Hyde Street frontage. The offering is described as being near neighborhood retail and major dining corridors, with access to public transportation and close proximity to North Beach and Fisherman’s Wharf.
Designed for an owner-operator or a buyer seeking to combine hospitality and residential income in one asset, the configuration supports on-site management and diversified day-to-day uses. With ADA-compliant access and a dedicated restaurant kitchen setup, the ground-floor space is positioned for immediate operational readiness alongside the existing residential units.
Located at 2735-2737 Hyde Street in San Francisco, the property benefits from prominent Hyde Street frontage. The offering is described as being near neighborhood retail and major dining corridors, with access to public transportation and close proximity to North Beach and Fisherman’s Wharf.
Designed for an owner-operator or a buyer seeking to combine hospitality and residential income in one asset, the configuration supports on-site management and diversified day-to-day uses. With ADA-compliant access and a dedicated restaurant kitchen setup, the ground-floor space is positioned for immediate operational readiness alongside the existing residential units.
Key Highlights
- Year built 1927 four‑unit mixed‑use property in San Francisco’s Russian Hill
- Two 2‑bedroom, 2‑bath residential flats with generous living areas and period details
- Fully built‑out ground‑floor restaurant space with Type I hood
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
$96,668
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
3.28%
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%
$1,933,360
$1.9M
Cap Rate 7%
$1,380,971
$1.4M
Cap Rate 9%
$1,074,089
$1.1M
Market Conditions
NOI Build-Up for 2,880 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
$146.9K $51.00/SF
− Vacancy
−$8.8K −$3.05/SF
EGI
$138.1K $47.95/SF
− OpEx
−$41.4K −$14.39/SF
NOI
$96.7K $33.57/SF
Area
ZIP 94109
Vacancy
5.98%
Lease Rate
$51.00 /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%
$1,933,360
Cap Rate 7%
$1,380,971
Cap Rate 9%
$1,074,089
Alternative Uses
Best Use
Specialty Retail
$8.66M
$7.57M – $10.10M
NOI $605,880 @ 7.0% cap · market cap 20.54%
Second Best
Multifamily LT 5
$1.38M
$1.21M – $1.61M
NOI $96,668 @ 7.0% cap · market cap 3.28%
Theoretical Best
Retail
$13.13M
$11.49M – $15.32M
NOI $919,084 @ 7.0% cap · market cap 31.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
14,443
Businesses Nearby
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
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?
Quadplex - Four residential units above a fully built-out restaurant, with Type I hood, ADA access, and a large rear garden.
Where is this quadplex located?
The property is located at 2735-2737 Hyde Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Year built 1927 four‑unit mixed‑use property in San Francisco’s Russian Hill; Two 2‑bedroom, 2‑bath residential flats with generous living areas and period details; Fully built‑out ground‑floor restaurant space with Type I hood
