Three-Story Mixed-Use
New
For Sale
$1,750,000
450 Broadway, San Francisco, CA 94133
Three-level property with restaurant space below and flexible room configurations on the upper floors.
Property Size3,415 SF
Price / SF$512.45
Days on Market5
Property Features for 450 Broadway
General Information
Standard status
Active
Size
3,415 SF
Property subtype
CommercialProperty
Building Details
Building Size
3,415 SF
Year Built
1989
Buildings
1
Stories
3
Listing Agency:
KW Elevate
Listed By:
Bella Shih · License #02210882
(628) 688-4007
Source:
Mpireluxe
Added: Sep 11
Changed: Sep 13
Last Checked: Sep 14 at 7:37AM
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 KW Elevate
Investment Insights
Based on property information with market context.
This three-story mixed-use building contains approximately 3415 square feet across its main levels, along with basement space. The ground floor and basement are configured as an established restaurant area, while the second and third floors include multiple rooms and bathrooms. Upper-level interiors have been freshly painted and receive abundant natural light.
The property is located at 450 Broadway in San Francisco’s North Beach area, near Chinatown, the Financial District, restaurants, nightlife, public transportation, and major downtown destinations. Built in 1989, the building combines an existing food-service component with separately configured upper floors.
The property is located at 450 Broadway in San Francisco’s North Beach area, near Chinatown, the Financial District, restaurants, nightlife, public transportation, and major downtown destinations. Built in 1989, the building combines an existing food-service component with separately configured upper floors.
Key Highlights
- Approximately 3415 square feet across three levels, plus basement space
- Established restaurant space occupies the ground floor and basement
- Second and third floors include multiple rooms and bathrooms
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
$76,197
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
4.35%
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%
$1,523,940
$1.5M
Cap Rate 7%
$1,088,529
$1.1M
Cap Rate 9%
$846,633
$846.6K
Market Conditions
NOI Build-Up for 3,415 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
$143.4K $42.00/SF
− Vacancy
−$21.5K −$6.30/SF
EGI
$121.9K $35.70/SF
− OpEx
−$45.7K −$13.39/SF
NOI
$76.2K $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%
$1,523,940
Cap Rate 7%
$1,088,529
Cap Rate 9%
$846,633
Alternative Uses
Best Use
Specialty Retail
$16.68M
$14.60M – $19.46M
NOI $1,167,661 @ 7.0% cap · market cap 66.72%
Second Best
Mixed Use
$1.09M
$952.5K – $1.27M
NOI $76,197 @ 7.0% cap · market cap 4.35%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
21,316
Businesses Nearby
75k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 30%
Groceries 29%
Hotels & Casinos 26%
Dining 10%
Safeway
Groceries
21,490 visits/mo
0.4 miles
The Ritz-Carlton, San Francisco
Hotels & Casinos
19,605 visits/mo
0.5 miles
Bank of America
Shops & Services
19,370 visits/mo
0.2 miles
Starbucks
Dining
5,972 visits/mo
0.4 miles
Cole Hardware
Home Improvements & Furnishings
4,563 visits/mo
0.2 miles
Demographics for 94133, CA
26,751
Population
15,733
Households
1.7
Avg Household Size
41
Median Age
55%
College-Educated
80%
High-School Grad
0.7 sq mi
ZIP Area
38,216
Density / Sq Mi
$83,025
Median Household Income
$78,478
Median Earnings
$1,985
Median Rent
$1,519,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in San Francisco, CA
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-level property with restaurant space below and flexible room configurations on the upper floors.
Where is this mixed-use property located?
The property is located at 450 Broadway San Francisco, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Approximately 3415 square feet across three levels, plus basement space; Established restaurant space occupies the ground floor and basement; Second and third floors include multiple rooms and bathrooms
