Corner Mixed-Use
For Sale
Contact for pricing
500 Church St, San Francisco, CA 94114
The building combines nine residences with three commercial suites at street level.
Property Size10,220 SF
Price / SF$713.80
Days on Market162
Property Features for 500 Church St
General Information
Standard status
Active
Size
10,220 SF
Property subtype
Mixed Use, Multifamily
Site & Location
Corner Location
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
9
Building Details
Year Built
1929
Buildings
1
Tenancy
Multi
Listing Agency:
Colliers - San Francisco, California
Listed By:
Annie Evans · License #01963487
Source:
Crexi
Added: Mar 23
Changed: Aug 29
Last Checked: Aug 29 at 4:06PM
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 Colliers - San Francisco, California
Investment Insights
Based on property information with market context.
Built in 1929, this San Francisco mixed-use building includes nine residential units and three commercial spaces on the ground floor. The residential interiors feature hardwood flooring, natural light, and updated kitchens and bathrooms, while the commercial component adds street-level activity to the property’s configuration.
The asset is located at 500-512 Church Street near Mission Dolores Park and the Valencia Street corridor. Nearby Valencia Street amenities include restaurants, cafés, and boutique retail. MUNI lines and BART are also accessible from the property, adding transit connections to the surrounding neighborhood.
The asset is located at 500-512 Church Street near Mission Dolores Park and the Valencia Street corridor. Nearby Valencia Street amenities include restaurants, cafés, and boutique retail. MUNI lines and BART are also accessible from the property, adding transit connections to the surrounding neighborhood.
Key Highlights
- Nine residential units and three ground‑floor commercial spaces
- Constructed in 1929
- Located at 500‑512 Church Street in San Francisco
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
$331,813
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
4.55%
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%
$6,636,260
$6.6M
Cap Rate 7%
$4,740,186
$4.7M
Cap Rate 9%
$3,686,811
$3.7M
Market Conditions
NOI Build-Up for 10,220 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
$643.9K $63.00/SF
− Vacancy
−$40.6K −$3.97/SF
EGI
$603.3K $59.03/SF
− OpEx
−$271.5K −$26.56/SF
NOI
$331.8K $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%
$6,636,260
Cap Rate 7%
$4,740,186
Cap Rate 9%
$3,686,811
Alternative Uses
Best Use
Retail
$46.59M
$40.77M – $54.36M
NOI $3,261,473 @ 7.0% cap · market cap 44.71%
Second Best
Apartment 5plus
$4.74M
$4.15M – $5.53M
NOI $331,813 @ 7.0% cap · market cap 4.55%
Theoretical Best
Specialty Retail
$49.92M
$43.68M – $58.24M
NOI $3,494,435 @ 7.0% cap · market cap 47.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7,038
Businesses Nearby
Explore this area
Business Placement
Demographics for 94114, CA
33,683
Population
18,686
Households
1.8
Avg Household Size
40
Median Age
79%
College-Educated
98%
High-School Grad
1.4 sq mi
ZIP Area
24,059
Density / Sq Mi
$196,528
Median Household Income
$117,677
Median Earnings
$2,898
Median Rent
$1,771,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building combines nine residences with three commercial suites at street level.
Where is this mixed-use property located?
The property is located at 500 Church St San Francisco, CA.
What is the asking price?
The asking price for this property is $7,295,000.
What are key features of this property?
This property features: Nine residential units and three ground‑floor commercial spaces; Constructed in 1929; Located at 500‑512 Church Street in San Francisco
