Mixed-Use Building with
For Sale
$2,995,000
Pending
3320 22nd Street, San Francisco, CA 94110
Six-unit mixed-use property with five apartments and a ground-floor retail space, including recent renovations and a newer roof.
Property Size4,445 SF
Days on Market129
Property Features for 3320 22nd Street
General Information
Standard status
Pending
Size
4,445 SF
Property subtype
Mixed Use
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
5
Building Details
Building Size
4,445 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
Compass Commercial
Listed By:
Adam D Filly · License #01354775
(415) 516-9843
Source:
Gregglynn
Added: May 1
Changed: Aug 8
Last Checked: Jul 24 at 1:49PM
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.
3318-3320 22nd Street is a six-unit mixed-use building featuring five one-bedroom apartments and a ground-floor retail space. Four apartments have been recently remodeled with hardwood floors, in-unit laundry, stone countertops, and ornate tilework, while maintaining classic Edwardian character. Two units have AC, and four units include their own tankless water heaters. The ground-floor unit opens to a large rear garden.
The property is situated just west of Valencia Street in Dolores Heights and offers easy access to the Mission District while maintaining a quiet neighborhood feel. Tenants are also located blocks from Dolores Park.
Improvements include a new roof installed within the past five years and newer electrical panels throughout the building.
The property is situated just west of Valencia Street in Dolores Heights and offers easy access to the Mission District while maintaining a quiet neighborhood feel. Tenants are also located blocks from Dolores Park.
Improvements include a new roof installed within the past five years and newer electrical panels throughout the building.
Key Highlights
- 6‑unit mixed‑use building (5 one‑bedroom apartments plus ground‑floor retail space)
- Built in 1900; 4 apartments recently remodeled with hardwood floors, in‑unit laundry, stone countertops, and ornate tilework
- New roof installed within the past 5 years and newer electrical panels
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
$137,444
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
4.59%
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%
$2,748,880
$2.7M
Cap Rate 7%
$1,963,486
$2.0M
Cap Rate 9%
$1,527,156
$1.5M
Market Conditions
NOI Build-Up for 4,445 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
$266.7K $60.00/SF
− Vacancy
−$16.8K −$3.78/SF
EGI
$249.9K $56.22/SF
− OpEx
−$112.5K −$25.30/SF
NOI
$137.4K $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%
$2,748,880
Cap Rate 7%
$1,963,486
Cap Rate 9%
$1,527,156
Alternative Uses
Best Use
Retail
$20.26M
$17.73M – $23.64M
NOI $1,418,517 @ 7.0% cap · market cap 47.36%
Second Best
Apartment 5plus
$1.96M
$1.72M – $2.29M
NOI $137,444 @ 7.0% cap · market cap 4.59%
Theoretical Best
Specialty Retail
$21.71M
$19.00M – $25.33M
NOI $1,519,840 @ 7.0% cap · market cap 50.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
6,404
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?
Apartment building - Six-unit mixed-use property with five apartments and a ground-floor retail space, including recent renovations and a newer roof.
Where is this apartment building located?
The property is located at 3320 22nd Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: 6‑unit mixed‑use building (5 one‑bedroom apartments plus ground‑floor retail space); Built in 1900; 4 apartments recently remodeled with hardwood floors, in‑unit laundry, stone countertops, and ornate tilework; New roof installed within the past 5 years and newer electrical panels
