10-Unit Mixed-Use
For Sale
$3,400,000
661-667 Fillmore Street San, San Francisco, CA 94117
Built in 1900, the property combines residential flats with ground-floor retail.
Property Size9,050 SF
Price / SF$375.69
Days on Market232
Property Features for 661-667 Fillmore Street San
General Information
Standard status
Active
Size
9,050 SF
Property subtype
Mixed Use
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Compass Commercial
(415) 890-0704
Listed By:
Brian Leung
Source:
Kw
Added: Jan 12
Changed: Aug 31
Last Checked: Aug 31 at 12:34AM
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 Commercial
Investment Insights
Based on property information with market context.
Built in 1900, this mixed-use property contains 10 total units within approximately 9,050 square feet. The configuration combines residential flats with ground-floor retail space, creating a vertically integrated building with both housing and commercial components.
The property is located at 661-667 Fillmore Street in San Francisco’s Alamo Square District. Alamo Square Park, including the Painted Ladies, is nearby, as is the Fillmore Jazz District. The urban setting places residential and retail uses within a culturally established San Francisco neighborhood.
The property is located at 661-667 Fillmore Street in San Francisco’s Alamo Square District. Alamo Square Park, including the Painted Ladies, is nearby, as is the Fillmore Jazz District. The urban setting places residential and retail uses within a culturally established San Francisco neighborhood.
Key Highlights
- 10 total units in a mixed‑use configuration
- Approximately 9,050 square feet
- Residential flats combined with ground‑floor retail 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
$293,827
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
8.64%
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%
$5,876,540
$5.9M
Cap Rate 7%
$4,197,529
$4.2M
Cap Rate 9%
$3,264,744
$3.3M
Market Conditions
NOI Build-Up for 9,050 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
$570.2K $63.00/SF
− Vacancy
−$35.9K −$3.97/SF
EGI
$534.2K $59.03/SF
− OpEx
−$240.4K −$26.56/SF
NOI
$293.8K $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%
$5,876,540
Cap Rate 7%
$4,197,529
Cap Rate 9%
$3,264,744
Alternative Uses
Best Use
Retail
$41.26M
$36.10M – $48.13M
NOI $2,888,095 @ 7.0% cap · market cap 84.94%
Second Best
Apartment 5plus
$4.20M
$3.67M – $4.90M
NOI $293,827 @ 7.0% cap · market cap 8.64%
Theoretical Best
Specialty Retail
$44.21M
$38.68M – $51.57M
NOI $3,094,387 @ 7.0% cap · market cap 91.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
8,084
Businesses Nearby
Explore this area
Business Placement
Demographics for 94117, CA
38,451
Population
19,709
Households
2
Avg Household Size
36
Median Age
78%
College-Educated
96%
High-School Grad
1.3 sq mi
ZIP Area
29,578
Density / Sq Mi
$175,096
Median Household Income
$106,542
Median Earnings
$2,786
Median Rent
$1,641,400
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 - Built in 1900, the property combines residential flats with ground-floor retail.
Where is this mixed-use property located?
The property is located at 661-667 Fillmore Street San San Francisco, CA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 10 total units in a mixed‑use configuration; Approximately 9,050 square feet; Residential flats combined with ground‑floor retail space
