Mixed-Use Property with
New
For Sale
$1,095,000
4971- 4973 Mission St, San Francisco, CA 94112
Two-bedroom residence above a ground-floor commercial suite in an NC3-zoned property.
Property Size1,982 SF
Days on Market7
Property Features for 4971- 4973 Mission St
General Information
Standard status
Active
Size
1,982 SF
Property subtype
Multi Family Home
Zoning
NC3
Building Details
Building Size
1,982 SF
Year Built
1921
Buildings
1
Stories
2
Listing Agency:
Nu Level Realty, Inc.
(650) 576-8184
Listed By:
Jin Ko
(650) 576-8184
Source:
Dualprideproperties
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 30 at 5:38PM
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 Nu Level Realty, Inc.
Investment Insights
Based on property information with market context.
Located at 4971-4973 Mission St in San Francisco, this mixed-use property combines a two-bedroom, one-bath residence with ground-floor commercial space occupied by a barbershop. The building dates to 1921 and includes original Craftsman detailing and built-in features. The residence offers separate living and family rooms, a kitchen, and strong natural light throughout.
The property provides access to Bernal Heights, Cortland Avenue, and the Excelsior area, with shopping, dining, neighborhood businesses, and transportation nearby. Its position along Mission Street places residential and commercial components within a village-like local business corridor. Zoning is NC3.
The property provides access to Bernal Heights, Cortland Avenue, and the Excelsior area, with shopping, dining, neighborhood businesses, and transportation nearby. Its position along Mission Street places residential and commercial components within a village-like local business corridor. Zoning is NC3.
Key Highlights
- Two‑bedroom, one‑bath upper‑level residence
- Ground‑floor commercial space occupied by a barbershop
- 1921‑built mixed‑use property
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
$40,136
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
3.67%
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%
$802,720
$802.7K
Cap Rate 7%
$573,371
$573.4K
Cap Rate 9%
$445,956
$446.0K
Market Conditions
NOI Build-Up for 1,982 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
$71.4K $36.00/SF
− Vacancy
−$7.1K −$3.60/SF
EGI
$64.2K $32.40/SF
− OpEx
−$24.1K −$12.15/SF
NOI
$40.1K $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%
$802,720
Cap Rate 7%
$573,371
Cap Rate 9%
$445,956
Alternative Uses
Best Use
Mixed Use
$573.4K
$501.7K – $668.9K
NOI $40,136 @ 7.0% cap · market cap 3.67%
Second Best
Retail
$523.2K
$457.8K – $610.5K
NOI $36,627 @ 7.0% cap · market cap 3.34%
Theoretical Best
Multifamily LT 5
$1.14M
$997.9K – $1.33M
NOI $79,831 @ 7.0% cap · market cap 7.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,774
Businesses Nearby
144k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 43%
Groceries 35%
Dining 16%
Electronics 3%
Safeway
Groceries
50,358 visits/mo
0.1 miles
Wells Fargo
Shops & Services
12,652 visits/mo
0.4 miles
Bank of America
Shops & Services
12,005 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
11,859 visits/mo
0.3 miles
Shell
Shops & Services
9,551 visits/mo
0.3 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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-bedroom residence above a ground-floor commercial suite in an NC3-zoned property.
Where is this mixed-use property located?
The property is located at 4971- 4973 Mission St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Two‑bedroom, one‑bath upper‑level residence; Ground‑floor commercial space occupied by a barbershop; 1921‑built mixed‑use property
