Mixed-Use Restaurant
For Sale
$1,499,000
2950-2952 25th Street, San Francisco, CA 94110
Historic 1915 mixed-use building with two units, including ground-floor full-service restaurant and bar with a Type 1 hood.
Property Size3,650 SF
Price / SF$410.68
Days on Market425
Property Features for 2950-2952 25th Street
General Information
Standard status
Active
Size
3,650 SF
Property subtype
Mixed Use
Zoning
RH-3-40-X
Additional Details
Commercial Hood
Yes
Building Details
Building Size
3,650 SF
Year Built
1915
Tenancy
Multi
Listing Agency:
Compass Commercial
Listed By:
Steven C Gerry · License #01926878
(415) 345-3000
Source:
Swanngroupsf
Added: Jul 10, 2025
Changed: Aug 23
Last Checked: Sep 7 at 9:36AM
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 Compass Commercial
Investment Insights
Based on property information with market context.
This historic mixed-use building was constructed in 1915 and totals 3,650 SF across two units. The ground-floor retail space is operating as a full-service restaurant and bar and includes an ABC Type 47 license and a Type 1 hood. Tall ceilings and historic character are highlighted as key features of the property.
The property is located at 2950-2952 25th Street in San Francisco’s commercial district. The offering notes zoning of RH-3-40-X, which is intended to support flexibility for building use and configuration.
With two separate units and an existing restaurant/bar tenant setup at the ground level, the building provides a straightforward platform for an investor seeking to customize and configure the property in line with the stated zoning parameters.
The property is located at 2950-2952 25th Street in San Francisco’s commercial district. The offering notes zoning of RH-3-40-X, which is intended to support flexibility for building use and configuration.
With two separate units and an existing restaurant/bar tenant setup at the ground level, the building provides a straightforward platform for an investor seeking to customize and configure the property in line with the stated zoning parameters.
Key Highlights
- Historic 1915 mixed‑use building with 3,650 SF
- 2‑unit property with ground‑floor retail tenant as a full‑service restaurant and bar
- Restaurant/bar includes ABC Type 47 license and Type 1 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
$73,913
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
4.93%
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%
$1,478,260
$1.5M
Cap Rate 7%
$1,055,900
$1.1M
Cap Rate 9%
$821,256
$821.3K
Market Conditions
NOI Build-Up for 3,650 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
$131.4K $36.00/SF
− Vacancy
−$13.1K −$3.60/SF
EGI
$118.3K $32.40/SF
− OpEx
−$44.3K −$12.15/SF
NOI
$73.9K $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%
$1,478,260
Cap Rate 7%
$1,055,900
Cap Rate 9%
$821,256
Alternative Uses
Best Use
Specialty Retail
$17.83M
$15.60M – $20.80M
NOI $1,248,013 @ 7.0% cap · market cap 83.26%
Second Best
Mixed Use
$1.06M
$923.9K – $1.23M
NOI $73,913 @ 7.0% cap · market cap 4.93%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
4,643
Businesses Nearby
102k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 37%
Groceries 34%
Dining 22%
Hotels & Casinos 7%
Grocery Outlet Bargain Market
Groceries
25,334 visits/mo
0.5 miles
Burger King
Dining
15,954 visits/mo
0.5 miles
Speedway
Shops & Services
13,184 visits/mo
0.5 miles
BevMo!
Groceries
9,133 visits/mo
0.4 miles
Exxon
Shops & Services
9,077 visits/mo
0.1 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?
Mixed-use property - Historic 1915 mixed-use building with two units, including ground-floor full-service restaurant and bar with a Type 1 hood.
Where is this mixed-use property located?
The property is located at 2950-2952 25th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Historic 1915 mixed‑use building with 3,650 SF; 2‑unit property with ground‑floor retail tenant as a full‑service restaurant and bar; Restaurant/bar includes ABC Type 47 license and Type 1 hood
