Duplex With Office
For Sale
$999,000
5480 Mission ST, San Francisco, CA 94112
Two-unit property pairs a two-bedroom residence with flexible space for office or business use.
Property Size2,500 SF
Days on Market89
Property Features for 5480 Mission ST
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Duplex
Additional Details
Public Transit
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$12,500
Building Details
Building Size
2,500 SF
Year Built
1924
Buildings
1
Listing Agency:
REMAX Gold Pacifica
(415) 565-9252
Listed By:
Veronica Avelar · License #01406363
(415) 565-9252
Source:
Johnpaye
Added: May 26
Changed: Aug 21
Last Checked: Aug 22 at 11:16AM
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 REMAX Gold Pacifica
Investment Insights
Based on property information with market context.
Built in 1924, this duplex combines a two-bedroom, one-bath residence with a separate unit suited to office, boutique business, or creative studio use. The configuration supports both residential occupancy and an on-site business component within the same property.
The property is positioned near shops, restaurants, and public transportation. Its location is described as having substantial pedestrian activity, providing added exposure for the nonresidential unit. The separate spaces create a practical layout for an owner seeking to combine living and work areas or for an investor evaluating a mixed residential and business configuration.
The property is positioned near shops, restaurants, and public transportation. Its location is described as having substantial pedestrian activity, providing added exposure for the nonresidential unit. The separate spaces create a practical layout for an owner seeking to combine living and work areas or for an investor evaluating a mixed residential and business configuration.
Key Highlights
- Two‑bedroom, one‑bath residential unit
- Separate unit suited for office, boutique business, or creative studio use
- Duplex configuration combining residential and business space
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
$91,217
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
9.13%
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%
$1,824,340
$1.8M
Cap Rate 7%
$1,303,100
$1.3M
Cap Rate 9%
$1,013,522
$1.0M
Market Conditions
NOI Build-Up for 2,500 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
$177.0K $70.80/SF
− Vacancy
−$11.2K −$4.46/SF
EGI
$165.8K $66.34/SF
− OpEx
−$74.6K −$29.85/SF
NOI
$91.2K $36.49/SF
Area
ZIP 94112
Vacancy
6.30%
Lease Rate
$70.80 /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%
$1,824,340
Cap Rate 7%
$1,303,100
Cap Rate 9%
$1,013,522
Alternative Uses
Best Use
Multifamily LT 5
$1.44M
$1.26M – $1.68M
NOI $100,695 @ 7.0% cap · market cap 10.08%
Second Best
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,217 @ 7.0% cap · market cap 9.13%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,124
Businesses Nearby
Explore this area
Business Placement
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 Office in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property pairs a two-bedroom residence with flexible space for office or business use.
Where is this duplex located?
The property is located at 5480 Mission ST San Francisco, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two‑bedroom, one‑bath residential unit; Separate unit suited for office, boutique business, or creative studio use; Duplex configuration combining residential and business space
