Vacant Mixed-Use Building with Development
For Sale
$1,500,000
2976 Mission Street, San Francisco, CA 94110
Ready-to-use 4-unit building with development potential near 24th Street.
Property Size3,490 SF
Lot Size0.07 Acres
Price / SF$429.80
Days on Market311
Property Features for 2976 Mission Street
General Information
Standard status
Active
Size
3,490 SF
Lot size
0.07 Acres
Property subtype
Commercial
Amenities
Garage
Hospital Nearby
Linoleum Flooring
Near Public Transit
Neighborhood
Private
Shopping Nearby
Tile Flooring
Building Details
Year Built
1900
Listing Agency:
COMPASS
(415) 660-9955
Listed By:
CAROL REEN · License #01820082
(415) 728-6199
Source:
Corcoran
Added: Oct 29, 2025
Changed: Sep 3
Last Checked: Sep 1 at 8:10PM
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
Investment Insights
Based on property information with market context.
This vacant, ready-to-use 4-unit mixed-use building features two residential units above and two commercial spaces on the ground floor. One of the commercial spaces was formerly used as a check cashing location, and the other is a restaurant space outfitted with a Type 1 hood. The upper residential spaces are freshly painted and feature new flooring and updated kitchen areas. The building also includes a separate garage with space for two vehicles. The 3,490 square foot property is located in proximity to the 24th Street BART station and within walking distance of San Francisco General Hospital, as well as restaurants. The location provides access to Civic Center in approximately 15 minutes and the Financial District in approximately 20 minutes via the 24th Street BART Station. Corporate bus stops along Mission Street for companies such as Google, Apple, Genentech, Facebook, and EA provide commuter access to the Peninsula and South Bay. San Francisco International Airport is approximately 20 minutes away via BART or Highway 101. The parcel is ready to build and shovel ready for 9 condos. SBA loans are attainable for owner users.
Key Highlights
- Shovel‑ready parcel approved for building 9 condos (no BMRs).
- Vacant 4‑unit mixed‑use building (2 residential, 2 commercial) ready for immediate occupancy.
- Restaurant space is outfitted with a Type 1 hood and ready for use.
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
$117,142
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
7.81%
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%
$2,342,840
$2.3M
Cap Rate 7%
$1,673,457
$1.7M
Cap Rate 9%
$1,301,578
$1.3M
Market Conditions
NOI Build-Up for 3,490 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
$178.0K $51.00/SF
− Vacancy
−$10.6K −$3.05/SF
EGI
$167.3K $47.95/SF
− OpEx
−$50.2K −$14.39/SF
NOI
$117.1K $33.57/SF
Area
ZIP 94110
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%
$2,342,840
Cap Rate 7%
$1,673,457
Cap Rate 9%
$1,301,578
Alternative Uses
Best Use
Multifamily LT 5
$1.67M
$1.46M – $1.95M
NOI $117,142 @ 7.0% cap · market cap 7.81%
Second Best
Apartment 5plus
$1.54M
$1.35M – $1.80M
NOI $107,914 @ 7.0% cap · market cap 7.19%
Theoretical Best
Specialty Retail
$17.05M
$14.92M – $19.89M
NOI $1,193,305 @ 7.0% cap · market cap 79.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,164
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ready-to-use 4-unit building with development potential near 24th Street.
Where is this mixed-use property located?
The property is located at 2976 Mission Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Shovel‑ready parcel approved for building 9 condos (no BMRs).; Vacant 4‑unit mixed‑use building (2 residential, 2 commercial) ready for immediate occupancy.; Restaurant space is outfitted with a Type 1 hood and ready for use.
