Church Facility with
New
For Sale
$3,699,000
6555 Geary Boulevard, San Francisco, CA 94121
Existing institutional layout includes classrooms, dining space, kitchens, and a bright main sanctuary.
Property Size8,185 SF
Lot Size0.19 Acres
Days on Market3
Property Features for 6555 Geary Boulevard
General Information
Standard status
Active
Size
8,185 SF
Lot size
0.19 Acres
Property subtype
Mixed Use
Zoning
RM-2
Building Details
Building Size
8,185 SF
Year Built
1949
Buildings
1
Listing Agency:
Ascend Real Estate
Listed By:
Daniel J Risman-Jones
(415) 816-1429
Source:
Paytonslist
Added: Sep 1
Last Checked: Sep 1 at 8:38PM
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 Ascend Real Estate
Investment Insights
Based on property information with market context.
This former church property is offered as-is with over 8,000 sqft of existing space on a landscaped 8,310 sqft lot. The building contains eight rooms arranged for varied institutional functions, including kitchens, a dining hall, classrooms, and a tall main sanctuary hall with abundant natural light.
The property is zoned Residential, Mixed Moderate Density (RM-2), with density bonus potential identified in the listing. Washington High School and Presidio Middle School are nearby, while Geary Boulevard and Clement Street provide access to retail corridors. Muni 38-Geary bus stops are located across the street. Presidio National Park, Lincoln Park Golf Course, and Golden Gate Park are also accessible from the property.
The property is zoned Residential, Mixed Moderate Density (RM-2), with density bonus potential identified in the listing. Washington High School and Presidio Middle School are nearby, while Geary Boulevard and Clement Street provide access to retail corridors. Muni 38-Geary bus stops are located across the street. Presidio National Park, Lincoln Park Golf Course, and Golden Gate Park are also accessible from the property.
Key Highlights
- Over 8,000 sqft of existing building space
- 8,310 sqft landscaped lot
- Eight‑room layout with kitchens, dining hall, and classrooms
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
$182,628
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
4.94%
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%
$3,652,560
$3.7M
Cap Rate 7%
$2,608,971
$2.6M
Cap Rate 9%
$2,029,200
$2.0M
Market Conditions
NOI Build-Up for 8,185 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
$343.8K $42.00/SF
− Vacancy
−$51.6K −$6.30/SF
EGI
$292.2K $35.70/SF
− OpEx
−$109.6K −$13.39/SF
NOI
$182.6K $22.31/SF
Area
San Francisco, CA
Vacancy
15.00%
Lease Rate
$42.00 /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%
$3,652,560
Cap Rate 7%
$2,608,971
Cap Rate 9%
$2,029,200
Alternative Uses
Best Use
Mixed Use
$2.61M
$2.28M – $3.04M
NOI $182,628 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$39.98M
$34.98M – $46.64M
NOI $2,798,625 @ 7.0% cap · market cap 75.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,778
Businesses Nearby
Explore this area
Business Placement
Demographics for 94121, CA
43,115
Population
19,742
Households
2.2
Avg Household Size
42
Median Age
64%
College-Educated
92%
High-School Grad
2.5 sq mi
ZIP Area
17,246
Density / Sq Mi
$138,353
Median Household Income
$74,646
Median Earnings
$2,327
Median Rent
$1,634,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Church & religious facility - Existing institutional layout includes classrooms, dining space, kitchens, and a bright main sanctuary.
Where is this church & religious facility located?
The property is located at 6555 Geary Boulevard San Francisco, CA.
What is the asking price?
The asking price for this property is $3,699,000.
What are key features of this property?
This property features: Over 8,000 sqft of existing building space; 8,310 sqft landscaped lot; Eight‑room layout with kitchens, dining hall, and classrooms
