Three-Story Mixed-Use Corner
For Sale
$5,200,000
450-480 Grant Avenue, San Francisco, CA 94108
The property combines retail, office, and renovated apartment spaces with garage parking in a prominent urban setting.
Property Size13,950 SF
Lot Size0.11 Acres
Price / SF$372.76
Days on Market521
Property Features for 450-480 Grant Avenue
General Information
Standard status
Active
Size
13,950 SF
Total Parking Spaces
3
Lot size
0.11 Acres
Property subtype
Commercial Sale / Mixed Use
Zoning
Chinatown Community Business (CCB)
Site & Location
Corner Location
Yes
Public Transit
Yes
Additional Details
Office Units
3
Amenities
No
Building Details
Year Built
1921
Buildings
1
Stories
3
Building Size
13,950 SF
Tenancy
Multi
Listing Agency:
Marcus & Millichap
(415) 625-2192
Listed By:
Ning H Ho · License #01943903
(415) 625-2192
Source:
Compass
Added: Mar 30, 2025
Changed: Aug 31
Last Checked: Aug 31 at 12:30AM
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 Marcus & Millichap
Investment Insights
Based on property information with market context.
This three-story mixed-use building contains approximately 13,950 square feet on a 4,647-square-foot lot. The ground floor has three retail units, the middle floor includes three office suites, and the upper level contains five renovated apartments. A large garage provides three parking spaces. One retail unit and one office suite are currently vacant.
Located at 450-480 Grant Avenue, also known as 567 Pine Street, the corner property sits across from Saint Mary's Square at the gateway to Chinatown. The Financial District is nearby, with Union Square, shopping, restaurants, hotels, and major transit lines within walking distance. The property is zoned Chinatown Community Business (CCB) and was built in 1921.
Located at 450-480 Grant Avenue, also known as 567 Pine Street, the corner property sits across from Saint Mary's Square at the gateway to Chinatown. The Financial District is nearby, with Union Square, shopping, restaurants, hotels, and major transit lines within walking distance. The property is zoned Chinatown Community Business (CCB) and was built in 1921.
Key Highlights
- Approximately 13,950 square feet on a 4,647‑square‑foot lot
- Three retail units, three office suites, and five renovated apartments
- Large garage with three parking spaces
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
$452,915
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
8.71%
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%
$9,058,300
$9.1M
Cap Rate 7%
$6,470,214
$6.5M
Cap Rate 9%
$5,032,389
$5.0M
Market Conditions
NOI Build-Up for 13,950 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
$878.9K $63.00/SF
− Vacancy
−$55.4K −$3.97/SF
EGI
$823.5K $59.03/SF
− OpEx
−$370.6K −$26.56/SF
NOI
$452.9K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /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%
$9,058,300
Cap Rate 7%
$6,470,214
Cap Rate 9%
$5,032,389
Alternative Uses
Best Use
Retail
$63.60M
$55.65M – $74.20M
NOI $4,451,815 @ 7.0% cap · market cap 85.61%
Second Best
Apartment 5plus
$6.47M
$5.66M – $7.55M
NOI $452,915 @ 7.0% cap · market cap 8.71%
Theoretical Best
Specialty Retail
$68.14M
$59.62M – $79.50M
NOI $4,769,801 @ 7.0% cap · market cap 91.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
32,078
Businesses Nearby
Explore this area
Business Placement
Demographics for 94108, CA
13,097
Population
7,730
Households
1.7
Avg Household Size
42
Median Age
45%
College-Educated
76%
High-School Grad
0.3 sq mi
ZIP Area
43,657
Density / Sq Mi
$63,864
Median Household Income
$53,617
Median Earnings
$1,562
Median Rent
$1,207,500
Median Home Value
Market
Vacancy Rate% for Office in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines retail, office, and renovated apartment spaces with garage parking in a prominent urban setting.
Where is this mixed-use property located?
The property is located at 450-480 Grant Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $5,200,000.
What are key features of this property?
This property features: Approximately 13,950 square feet on a 4,647‑square‑foot lot; Three retail units, three office suites, and five renovated apartments; Large garage with three parking spaces
