Prime Design District Mixed-Use
For Sale
$2,900,000
Pending
575 10th Street, San Francisco, CA 94103
Two-story building with parking in a prime location.
Property Size4,532 SF
Lot Size0.15 Acres
Days on Market318
Property Features for 575 10th Street
General Information
Standard status
Pending
Size
4,532 SF
Lot size
0.15 Acres
Property subtype
Commercial
Amenities
Carpet Flooring
Concrete Flooring
Enclosed
Exclusive
Freeway Nearby
Industrial Area
Linoleum Flooring
Near Public Transit
Secured
Shopping Nearby
Sidewalk/Curb/Gutter
Uncovered Parking
Warehouse
Building Details
Year Built
1938
Listing Agency:
COMPASS
(415) 660-9955
Listed By:
CAROL REEN · License #01820082
Source:
Corcoran
Added: Oct 11, 2025
Changed: Aug 13
Last Checked: Aug 12 at 7:25AM
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 COMPASS
Investment Insights
Based on property information with market context.
This two-story building is situated in a prime location within the 10th Street Design District and includes a gated parking lot. The property features office and warehouse space, with 200 amps of power and a security fence. The warehouse area offers a clearance of 16 to 22 feet. The lot size is 6,695 square feet, including an approximate 4,500 square foot building. The property has a rollup door and three curb cuts. The building is currently designated as a C'. According to an informal review by the San Francisco Planning Department, the building has no significant historical value. Razing the building is a possibility, and the San Francisco Planning Department indicates that no setbacks are required for a new project, potentially allowing for a building of approximately 20,000 square feet. Buyer to confirm. The property is zoned PDR-1-G, offering multiple zoning options with possible retail, subject to approval by the San Francisco Planning Department. The parking lot has approximately 10 parking spaces. The property is close to Costco.
Key Highlights
- Prime 10th Street Design District location with included gated parking lot (approximately 10 spaces).
- Significant redevelopment potential: SF Planning Department indicates no setback requirements for a new project, potentially allowing for a 20,000 square foot building (buyer to confirm).
- PDR‑1‑G Zoning with multiple zoning options and possible retail use (subject to SF Planning Department approval).
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
$111,670
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
3.85%
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%
$2,233,400
$2.2M
Cap Rate 7%
$1,595,286
$1.6M
Cap Rate 9%
$1,240,778
$1.2M
Market Conditions
NOI Build-Up for 4,532 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
$199.6K $44.04/SF
− Vacancy
−$50.7K −$11.19/SF
EGI
$148.9K $32.85/SF
− OpEx
−$37.2K −$8.21/SF
NOI
$111.7K $24.64/SF
Area
San Francisco, CA
Vacancy
25.40%
Lease Rate
$44.04 /SF/Yr
Expense Ratio
25.00%
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%
$2,233,400
Cap Rate 7%
$1,595,286
Cap Rate 9%
$1,240,778
Alternative Uses
Best Use
Retail
$20.66M
$18.08M – $24.10M
NOI $1,446,281 @ 7.0% cap · market cap 49.87%
Second Best
Office B
$1.60M
$1.40M – $1.86M
NOI $111,670 @ 7.0% cap · market cap 3.85%
Theoretical Best
Specialty Retail
$22.14M
$19.37M – $25.83M
NOI $1,549,587 @ 7.0% cap · market cap 53.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,956
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
Market
Vacancy Rate% for Office 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-story building with parking in a prime location.
Where is this mixed-use property located?
The property is located at 575 10th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Prime 10th Street Design District location with included gated parking lot (approximately 10 spaces).; Significant redevelopment potential: SF Planning Department indicates no setback requirements for a new project, potentially allowing for a 20,000 square foot building (buyer to confirm).; PDR‑1‑G Zoning with multiple zoning options and possible retail use (subject to SF Planning Department approval).
