Three-Unit Mixed-Use
New
For Sale
$1,098,000
4835-4837 Mission St, San Francisco, CA 94112
Two apartments are positioned above a vacant ground-floor retail space.
Property Size2,808 SF
Price / SF$391.03
Days on Market7
Property Features for 4835-4837 Mission St
General Information
Standard status
Active
Size
2,808 SF
Units
Unit Mix
2 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Kuiper Real Estate Team Corp
Listed By:
Doosik Lee · License #01838306
(650) 636-3133
Source:
Exprealty
Added: Sep 14
Changed: Sep 19
Last Checked: Sep 19 at 3:01PM
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 Kuiper Real Estate Team Corp
Investment Insights
Based on property information with market context.
This two-story mixed-use property contains three units totaling 2,808 square feet. The residential component includes two one-bedroom apartments, while approximately 1,200 square feet on the ground level is configured for vacant retail use. The former owner operated a cannabis dispensary in the commercial space, and the related license may be negotiated with that owner.
Located at 4835-4837 Mission St in San Francisco’s Excelsior District, the property sits along a primary commercial corridor with pedestrian and vehicle activity. Restaurants, bars, grocery markets, shops, Balboa Park, and Crocker-Amazon are nearby, and public transportation serves the area. Flexible zoning supports a range of business uses.
Located at 4835-4837 Mission St in San Francisco’s Excelsior District, the property sits along a primary commercial corridor with pedestrian and vehicle activity. Restaurants, bars, grocery markets, shops, Balboa Park, and Crocker-Amazon are nearby, and public transportation serves the area. Flexible zoning supports a range of business uses.
Key Highlights
- Three‑unit, two‑story mixed‑use building
- 2,808 square feet total building area
- Two one‑bedroom apartments
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
$56,862
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
5.18%
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%
$1,137,240
$1.1M
Cap Rate 7%
$812,314
$812.3K
Cap Rate 9%
$631,800
$631.8K
Market Conditions
NOI Build-Up for 2,808 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
$101.1K $36.00/SF
− Vacancy
−$10.1K −$3.60/SF
EGI
$91.0K $32.40/SF
− OpEx
−$34.1K −$12.15/SF
NOI
$56.9K $20.25/SF
Area
ZIP 94112
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%
$1,137,240
Cap Rate 7%
$812,314
Cap Rate 9%
$631,800
Alternative Uses
Best Use
Mixed Use
$812.3K
$710.8K – $947.7K
NOI $56,862 @ 7.0% cap · market cap 5.18%
Second Best
Retail
$741.3K
$648.7K – $864.9K
NOI $51,892 @ 7.0% cap · market cap 4.73%
Theoretical Best
Multifamily LT 5
$1.62M
$1.41M – $1.89M
NOI $113,101 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,847
Businesses Nearby
139k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 40%
Groceries 36%
Dining 17%
Electronics 5%
Safeway
Groceries
50,358 visits/mo
0.1 miles
Wells Fargo
Shops & Services
12,652 visits/mo
0.2 miles
Bank of America
Shops & Services
12,005 visits/mo
0.4 miles
Popeyes Louisiana Kitchen
Dining
11,859 visits/mo
0.4 miles
Shell
Shops & Services
9,551 visits/mo
0.4 miles
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
Median Home Value
Market
Vacancy Rate% for Retail in San Francisco, CA
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 - Two apartments are positioned above a vacant ground-floor retail space.
Where is this mixed-use property located?
The property is located at 4835-4837 Mission St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,098,000.
What are key features of this property?
This property features: Three‑unit, two‑story mixed‑use building; 2,808 square feet total building area; Two one‑bedroom apartments
