Mixed-Use Building with
For Sale
$1,495,000
3265 Mission St, San Francisco, CA 94110
Commercial Sale, San Francisco, CA
Property Size3,077 SF
Lot Size0.09 Acres
Price / SF$485.86
Days on Market117
Property Features for 3265 Mission St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RR
Subdivision
Mission
Lot features
Mid- Block, Neighborhood Commercial, Public Transport Nearby, Restaurant Nearby
Directions
Cesar Chavez to Mission.
Standard status
Active
APN
5615 040
Size
3,077 SF
Lot size
0.09 Acres
Building Details
Year built
1910
Building materials
Stucco, Wood
Listing Agency:
Security Pacific Real Estate
(510) 222-8340
Listed By:
Martha Cortes Cazarez
(510) 672-2362
Added: May 5
Changed: Aug 29
Last Checked: Aug 29 at 7:06PM
MLS# 41133557
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,077 square feet on a 0.0919-acre parcel. The lower level combines an operating restaurant with a vacant retail unit, while the upper level provides a three-bedroom, one-bath residential unit that is currently rented at market rate. Construction includes stucco and wood, and the building dates to 1910.
The property is located at 3265 Mission St in San Francisco’s Mission District, within the 94110 postal area. RR zoning is identified for the site. The combination of restaurant, retail, and residential components creates a varied configuration within a single commercial building.
The property is located at 3265 Mission St in San Francisco’s Mission District, within the 94110 postal area. RR zoning is identified for the site. The combination of restaurant, retail, and residential components creates a varied configuration within a single commercial building.
Key Highlights
- 3,077‑square‑foot mixed‑use building on a 0.0919‑acre parcel
- Lower level includes a restaurant and vacant retail unit
- Upper‑level 3br, 1ba residential unit currently rented at market rate
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
$62,309
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
4.17%
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%
$1,246,180
$1.2M
Cap Rate 7%
$890,129
$890.1K
Cap Rate 9%
$692,322
$692.3K
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
$110.8K $36.00/SF
− Vacancy
−$11.1K −$3.60/SF
EGI
$99.7K $32.40/SF
− OpEx
−$37.4K −$12.15/SF
NOI
$62.3K $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%
$1,246,180
Cap Rate 7%
$890,129
Cap Rate 9%
$692,322
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
Lease Details
Multi-tenant
Tenancy
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 - Includes a restaurant, vacant retail unit, and rented three-bedroom residential space.
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: 3,077‑square‑foot mixed‑use building on a 0.0919‑acre parcel; Lower level includes a restaurant and vacant retail unit; Upper‑level 3br, 1ba residential unit currently rented at market rate
