Mixed-Use Building with
For Sale
$1,495,000
3265 Mission St, San Francisco, CA 94110
Two-level property combines restaurant, retail, and an income-producing residential unit.
Property Size3,077 SF
Price / SF$485.86
Days on Market116
Property Features for 3265 Mission St
General Information
Standard status
Active
Size
3,077 SF
Zoning
RR
Additional Details
Floor
Lower Level
Building Details
Building Size
3,077 SF
Year Built
1910
Buildings
1
Listing Agency:
Security Pacific Real Estate
(510) 672-2362
Listed By:
Martha Cortes Cazarez
(510) 672-2362
Source:
Evrealestate
Added: May 8
Changed: Aug 29
Last Checked: Aug 30 at 2:28PM
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 Security Pacific Real Estate
Investment Insights
Based on property information with market context.
Built in 1910, this mixed-use property places a restaurant and an unoccupied retail unit on the lower level. The upper floor contains a three-bedroom, one-bath residential unit that is currently leased at market rent, creating a combination of commercial and residential occupancy within one building.
The property is located on Mission Street in San Francisco’s Mission District. Walk Score is 86, Bike Score is 72, and Transit Score is 83, reflecting access to walking, bicycling, and public transportation. The lower-level retail component provides additional commercial space alongside the restaurant, while the residential unit adds a separate income-producing use.
The property is located on Mission Street in San Francisco’s Mission District. Walk Score is 86, Bike Score is 72, and Transit Score is 83, reflecting access to walking, bicycling, and public transportation. The lower-level retail component provides additional commercial space alongside the restaurant, while the residential unit adds a separate income-producing use.
Key Highlights
- Mixed‑use building with restaurant and vacant retail unit
- Upper‑level 3br, 1ba residential unit currently rented at current market rate
- Built in 1910
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
$95,144
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
6.36%
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%
$1,902,880
$1.9M
Cap Rate 7%
$1,359,200
$1.4M
Cap Rate 9%
$1,057,156
$1.1M
Market Conditions
NOI Build-Up for 3,077 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
$184.6K $60.00/SF
− Vacancy
−$11.6K −$3.78/SF
EGI
$173.0K $56.22/SF
− OpEx
−$77.8K −$25.30/SF
NOI
$95.1K $30.92/SF
Area
ZIP 94110
Vacancy
6.30%
Lease Rate
$60.00 /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%
$1,902,880
Cap Rate 7%
$1,359,200
Cap Rate 9%
$1,057,156
Alternative Uses
Best Use
Specialty Retail
$15.03M
$13.15M – $17.53M
NOI $1,052,092 @ 7.0% cap · market cap 70.37%
Second Best
Retail
$14.03M
$12.27M – $16.37M
NOI $981,952 @ 7.0% cap · market cap 65.68%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,141
Businesses Nearby
174k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Shops & Services 26%
Groceries 24%
Hotels & Casinos 4%
McDonald's
Dining
48,380 visits/mo
0.5 miles
Safeway
Groceries
42,147 visits/mo
0.2 miles
Mitchell's Ice Cream
Dining
22,206 visits/mo
0.1 miles
Shell
Shops & Services
15,611 visits/mo
0.4 miles
Speedway
Shops & Services
13,184 visits/mo
0.3 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 - Two-level property combines restaurant, retail, and an income-producing residential unit.
Where is this mixed-use property located?
The property is located at 3265 Mission St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Mixed‑use building with restaurant and vacant retail unit; Upper‑level 3br, 1ba residential unit currently rented at current market rate; Built in 1910
