Two-Unit Mixed-Use
For Sale
$1,525,000
2843-2845 Geary Blvd San, San Francisco, CA 94118
Updated ground-floor retail pairs with a three-bedroom apartment and substantial outdoor space.
Property Size2,400 SF
Days on Market197
Property Features for 2843-2845 Geary Blvd San
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Duplex
Amenities
Central Air
Wall Furnace
Forced Air
Dryer
Washer
All Utilities
Building Details
Building Size
2,400 SF
Year Built
1902
Listing Agency:
Pleasanton / Livermore
(209) 814-2073
Listed By:
Nick Oh · License #02128572
(209) 814-2073
Source:
Kw
Added: Feb 15
Changed: Aug 30
Last Checked: Aug 30 at 6:09PM
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 Pleasanton / Livermore
Investment Insights
Based on property information with market context.
This two-story mixed-use property combines an updated retail space at street level with a residential apartment above. The apartment includes three bedrooms, one bathroom, a kitchen, and a large balcony. Central air, forced air, wall furnace, washer, and dryer are among the interior features, while all utilities are present.
The property includes a rear lot with a large shed and space that supports flexible use. The retail space is leased, and the residential unit has had the same tenants for six years. Built in 1902, the property is positioned near Golden Gate Park, the Presidio, and the Pacific Heights neighborhood in San Francisco.
The property includes a rear lot with a large shed and space that supports flexible use. The retail space is leased, and the residential unit has had the same tenants for six years. Built in 1902, the property is positioned near Golden Gate Park, the Presidio, and the Pacific Heights neighborhood in San Francisco.
Key Highlights
- Two‑story mixed‑use property with two units
- Updated ground‑floor retail space
- Three‑bedroom, one‑bath apartment with kitchen and large balcony
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
$77,921
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
5.11%
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%
$1,558,420
$1.6M
Cap Rate 7%
$1,113,157
$1.1M
Cap Rate 9%
$865,789
$865.8K
Market Conditions
NOI Build-Up for 2,400 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
$151.2K $63.00/SF
− Vacancy
−$9.5K −$3.97/SF
EGI
$141.7K $59.03/SF
− OpEx
−$63.8K −$26.56/SF
NOI
$77.9K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,558,420
Cap Rate 7%
$1,113,157
Cap Rate 9%
$865,789
Alternative Uses
Best Use
Retail
$10.94M
$9.57M – $12.77M
NOI $765,904 @ 7.0% cap · market cap 50.22%
Second Best
Apartment 5plus
$1.11M
$974.0K – $1.30M
NOI $77,921 @ 7.0% cap · market cap 5.11%
Theoretical Best
Specialty Retail
$11.72M
$10.26M – $13.68M
NOI $820,611 @ 7.0% cap · market cap 53.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6,895
Businesses Nearby
257k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 32%
Shops & Services 31%
Dining 19%
Office Supplies 6%
Trader Joe's
Groceries
51,259 visits/mo
0.2 miles
PetSmart
Shops & Services
19,969 visits/mo
0.3 miles
Lucky Supermarkets
Groceries
17,187 visits/mo
0.5 miles
Office Depot
Office Supplies
15,768 visits/mo
0.5 miles
Mel's Drive-In
Dining
14,026 visits/mo
0.3 miles
Demographics for 94118, CA
42,356
Population
19,052
Households
2.2
Avg Household Size
37
Median Age
72%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
21,178
Density / Sq Mi
$159,550
Median Household Income
$92,946
Median Earnings
$2,695
Median Rent
$1,817,200
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?
Mixed-use property - Updated ground-floor retail pairs with a three-bedroom apartment and substantial outdoor space.
Where is this mixed-use property located?
The property is located at 2843-2845 Geary Blvd San San Francisco, CA.
What is the asking price?
The asking price for this property is $1,525,000.
What are key features of this property?
This property features: Two‑story mixed‑use property with two units; Updated ground‑floor retail space; Three‑bedroom, one‑bath apartment with kitchen and large balcony
