Valencia Street Mixed-Use
For Sale
Contact for pricing
423-435 Valencia St, San Francisco, CA 94103
Mixed-use commercial asset in San Francisco's vibrant Valencia Corridor.
Property Size8,700 SF
Lot Size0.23 Acres
Price / SF$632.18
Days on Market104
Property Features for 423-435 Valencia St
General Information
Standard status
Active
Size
8,700 SF
Total Parking Spaces
10
Lot size
0.23 Acres
Property subtype
Retail, Office
Zoning
NCT - Neighborhood Commercial Transit
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$312,000
Building Details
Year Built
1910
Buildings
2
Stories
2
Tenancy
Single
Listing Agency:
Compass
(212) 913-9058
Listed By:
Burton Louie · License #DRE# 01231888
Source:
Crexi
Added: May 20
Changed: Aug 22
Last Checked: Aug 31 at 2:46AM
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.
Located in the heart of San Francisco's vibrant Valencia Corridor, 423-435 Valencia Street presents an opportunity to acquire a mixed-use commercial asset. The property is situated on an approximately 10,000 square foot lot and features over 8,000 square feet of building space suitable for retail, showroom, creative office, gallery, design, or experiential commercial use. A feature of the property is its curbside parking and accessibility. The generous lot size provides a sense of scale. Positioned among restaurants, retailers, technology firms, and creative businesses, the property benefits from visibility, pedestrian traffic, and neighborhood demographics. The layout allows an owner-user, investor, or developer to capitalize on commercial strategies in one of the city's commercial districts. It offers scale, presence, parking, and Valencia Street exposure in an location within Mission District. Mission District is a historic neighborhood that boasts weather accompanied by art murals, restaurants and nightspots. The neighborhood's flavor changes from block to block.
Key Highlights
- Prime Valencia Corridor Location: Exceptional visibility and strong pedestrian traffic in San Francisco's vibrant heart.
- Rare Curbside Parking: Valuable and easily accessible parking, a true rarity on Valencia Street.
- Substantial Lot and Building Size: Expansive lot with versatile building space.
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
$194,119
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
3.53%
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%
$3,882,380
$3.9M
Cap Rate 7%
$2,773,129
$2.8M
Cap Rate 9%
$2,156,878
$2.2M
Market Conditions
NOI Build-Up for 8,700 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
$365.4K $42.00/SF
− Vacancy
−$54.8K −$6.30/SF
EGI
$310.6K $35.70/SF
− OpEx
−$116.5K −$13.39/SF
NOI
$194.1K $22.31/SF
Area
San Francisco, CA
Vacancy
15.00%
Lease Rate
$42.00 /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%
$3,882,380
Cap Rate 7%
$2,773,129
Cap Rate 9%
$2,156,878
Alternative Uses
Best Use
Mixed Use
$2.77M
$2.43M – $3.24M
NOI $194,119 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$42.50M
$37.18M – $49.58M
NOI $2,974,715 @ 7.0% cap · market cap 54.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,631
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use commercial asset in San Francisco's vibrant Valencia Corridor.
Where is this mixed-use property located?
The property is located at 423-435 Valencia St San Francisco, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Prime Valencia Corridor Location: Exceptional visibility and strong pedestrian traffic in San Francisco's vibrant heart.; Rare Curbside Parking: Valuable and easily accessible parking, a true rarity on Valencia Street.; Substantial Lot and Building Size: Expansive lot with versatile building space.
