Mission District Mixed-Use
For Sale
Contact for pricing
2766-2770 Mission St, San Francisco, CA 94110
Mixed-use property with hotel and retail in vibrant Mission District.
Property Size10,972 SF
Lot Size0.10 Acres
Price / SF$501.28
Days on Market922
Property Features for 2766-2770 Mission St
General Information
Standard status
Active
Size
10,972 SF
Lot size
0.10 Acres
Property subtype
Multifamily, Hospitality
Building Details
Year Built
1912
Buildings
1
Units
45
Listing Agency:
The Ehmer Group
Listed By:
Richard Ehmer · License #CA: 00934142
Source:
Crexi
Added: Jan 29, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:30AM
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 The Ehmer Group
Investment Insights
Based on property information with market context.
Located at 2766-2770 Mission Street in San Francisco, the Crystal Hotel is a mixed-use property featuring a 45-room SRO hotel (31 permitted) and two retail storefronts. Situated at the intersection of Mission and 24th Street, the two-story building encompasses 10,972 square feet and occupies a 4,400-square-foot lot. Constructed in 1912, the property has undergone over $450,000 in capital improvements in the last 36 months, including soft-story seismic upgrades. The retail spaces are currently leased at $5,500 per month each, under month-to-month arrangements, presenting an opportunity for a new investor to secure market-rate leases. The property is located in San Francisco’s Mission District, offering a vibrant neighborhood environment with high walkability, energetic nightlife, and convenient access to public transportation.
Key Highlights
- Prime location at the busy intersection of Mission and 24th Street in San Francisco's Mission District.
- Mixed‑use property with a 45‑room SRO hotel (31 permitted) and two retail storefronts.
- Significant capital expenditure of over $450,000 in the last 36 months, including soft story seismic upgrading.
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
$222,183
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
4.04%
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%
$4,443,660
$4.4M
Cap Rate 7%
$3,174,043
$3.2M
Cap Rate 9%
$2,468,700
$2.5M
Market Conditions
NOI Build-Up for 10,972 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
$395.0K $36.00/SF
− Vacancy
−$39.5K −$3.60/SF
EGI
$355.5K $32.40/SF
− OpEx
−$133.3K −$12.15/SF
NOI
$222.2K $20.25/SF
Area
ZIP 94110
Vacancy
10.00%
Lease Rate
$36.00 /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%
$4,443,660
Cap Rate 7%
$3,174,043
Cap Rate 9%
$2,468,700
Alternative Uses
Best Use
Retail
$50.02M
$43.77M – $58.36M
NOI $3,501,456 @ 7.0% cap · market cap 63.66%
Second Best
Mixed Use
$3.17M
$2.78M – $3.70M
NOI $222,183 @ 7.0% cap · market cap 4.04%
Theoretical Best
Specialty Retail
$53.59M
$46.89M – $62.53M
NOI $3,751,560 @ 7.0% cap · market cap 68.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19,610
Businesses Nearby
33k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 65%
Dining 35%
Safeway
Groceries
21,490 visits/mo
0.4 miles
Starbucks
Dining
5,972 visits/mo
0.4 miles
Tender Greens
Dining
5,722 visits/mo
0.4 miles
Demographics for 94110, CA
68,336
Population
30,685
Households
2.2
Avg Household Size
38
Median Age
61%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
28,473
Density / Sq Mi
$152,403
Median Household Income
$80,431
Median Earnings
$2,404
Median Rent
$1,500,200
Median Home Value
Market
Vacancy Rate% for Retail in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Mixed-use property with hotel and retail in vibrant Mission District.
Where is this hotel located?
The property is located at 2766-2770 Mission St San Francisco, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Prime location at the busy intersection of Mission and 24th Street in San Francisco's Mission District.; Mixed‑use property with a 45‑room SRO hotel (31 permitted) and two retail storefronts.; Significant capital expenditure of over $450,000 in the last 36 months, including soft story seismic upgrading.
