Mixed-Use Building with
For Sale
$1,225,000
Pending
33 Precita Ave, San Francisco, CA 94110
Two residential units accompany a ground-floor commercial space in a character-rich San Francisco building.
Property Size3,720 SF
Days on Market77
Property Features for 33 Precita Ave
General Information
Standard status
Pending
Size
3,720 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Listing Agency:
Colliers International
(415) 788-3100
Listed By:
Adam Vincente Carosso
(415) 788-3100
Source:
Exprealty
Added: Jun 15
Changed: Aug 30
Last Checked: Jul 20 at 2:13PM
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 Colliers International
Investment Insights
Based on property information with market context.
This 3,720-square-foot mixed-use building combines two two-bedroom, one-bath residential units with a ground-floor commercial space occupied by a long-term neighborhood market. The apartments offer functional layouts, abundant natural light, hardwood flooring, and classic San Francisco architectural details. Recent capital work includes a rolled bitumen roof installed in 2022, exterior repainting completed in 2023, and a new electrical panel and breakers installed in 2024.
The property sits along Precita Avenue near the Bernal Heights and Mission District areas, with neighborhood retail, restaurants, grocery options, and everyday services nearby. Precita Park and the Mission Street commercial corridor are located just blocks away. Multiple Muni lines, BART stations, Highway 101, and Interstate 280 provide access throughout San Francisco and the greater Bay Area.
The property sits along Precita Avenue near the Bernal Heights and Mission District areas, with neighborhood retail, restaurants, grocery options, and everyday services nearby. Precita Park and the Mission Street commercial corridor are located just blocks away. Multiple Muni lines, BART stations, Highway 101, and Interstate 280 provide access throughout San Francisco and the greater Bay Area.
Key Highlights
- 3,720 SF mixed‑use building with two residential units and one ground‑floor commercial space
- Two 2‑bedroom / 1‑bathroom residential units
- Ground‑floor commercial space occupied by a long‑term neighborhood market
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
$75,330
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
6.15%
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%
$1,506,600
$1.5M
Cap Rate 7%
$1,076,143
$1.1M
Cap Rate 9%
$837,000
$837.0K
Market Conditions
NOI Build-Up for 3,720 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
$133.9K $36.00/SF
− Vacancy
−$13.4K −$3.60/SF
EGI
$120.5K $32.40/SF
− OpEx
−$45.2K −$12.15/SF
NOI
$75.3K $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%
$1,506,600
Cap Rate 7%
$1,076,143
Cap Rate 9%
$837,000
Alternative Uses
Best Use
Retail
$16.96M
$14.84M – $19.79M
NOI $1,187,151 @ 7.0% cap · market cap 96.91%
Second Best
Multifamily LT 5
$1.78M
$1.56M – $2.08M
NOI $124,862 @ 7.0% cap · market cap 10.19%
Theoretical Best
Specialty Retail
$18.17M
$15.90M – $21.20M
NOI $1,271,947 @ 7.0% cap · market cap 103.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,570
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 - Two residential units accompany a ground-floor commercial space in a character-rich San Francisco building.
Where is this mixed-use property located?
The property is located at 33 Precita Ave San Francisco, CA.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: 3,720 SF mixed‑use building with two residential units and one ground‑floor commercial space; Two 2‑bedroom / 1‑bathroom residential units; Ground‑floor commercial space occupied by a long‑term neighborhood market
