Three-Story Mixed-Use
For Sale
$3,600,000
712-702 Vallejo St, San Francisco, CA 94133
Ground-floor commercial space with SRO rooms above in San Francisco’s North Beach neighborhood.
Property Size12,000 SF
Lot Size0.10 Acres
Price / SF$300
Days on Market687
Property Features for 712-702 Vallejo St
General Information
Standard status
Active
Size
12,000 SF
Lot size
0.10 Acres
Property subtype
Residential Income
Zoning
NCD
Additional Details
Multifamily Units
40
Building Details
Stories
3
Listing Agency:
Marcus & Millichap
(415) 625-2192
Listed By:
Ning H Ho · License #01943903
(415) 625-2192
Source:
Exprealty
Added: Oct 14, 2024
Changed: Aug 29
Last Checked: Aug 31 at 12:28AM
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 Marcus & Millichap
Investment Insights
Based on property information with market context.
This three-story mixed-use property combines four commercial units at street level with 40 SRO rooms on the upper floors. The building contains 12,000 square feet on a 4,356-square-foot lot, providing a substantial combination of commercial and residential income space. The property is identified by APN 0130-010 and carries North Beach Neighborhood Commercial (NCD) zoning.
Located at 702-712 Vallejo Street in San Francisco’s North Beach neighborhood, the property is near cafes, restaurants, bars, Coit Tower, Washington Square Park, and City Lights Bookstore. The site also offers access to the waterfront, Chinatown, and the Financial District.
Located at 702-712 Vallejo Street in San Francisco’s North Beach neighborhood, the property is near cafes, restaurants, bars, Coit Tower, Washington Square Park, and City Lights Bookstore. The site also offers access to the waterfront, Chinatown, and the Financial District.
Key Highlights
- 12,000‑square‑foot mixed‑use building on a 4,356‑square‑foot lot
- Three‑story configuration with four commercial units on the ground floor
- 40 SRO rooms located on the upper levels
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
$267,750
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
7.44%
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%
$5,355,000
$5.4M
Cap Rate 7%
$3,825,000
$3.8M
Cap Rate 9%
$2,975,000
$3.0M
Market Conditions
NOI Build-Up for 12,000 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
$504.0K $42.00/SF
− Vacancy
−$75.6K −$6.30/SF
EGI
$428.4K $35.70/SF
− OpEx
−$160.7K −$13.39/SF
NOI
$267.8K $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%
$5,355,000
Cap Rate 7%
$3,825,000
Cap Rate 9%
$2,975,000
Alternative Uses
Best Use
Retail
$54.71M
$47.87M – $63.83M
NOI $3,829,518 @ 7.0% cap · market cap 106.38%
Second Best
Apartment 5plus
$5.57M
$4.87M – $6.49M
NOI $389,605 @ 7.0% cap · market cap 10.82%
Theoretical Best
Specialty Retail
$58.62M
$51.29M – $68.38M
NOI $4,103,055 @ 7.0% cap · market cap 113.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
40
Residential units
Location Intelligence
Trade Area within ½ mile
20,446
Businesses Nearby
Explore this area
Business Placement
Demographics for 94133, CA
26,751
Population
15,733
Households
1.7
Avg Household Size
41
Median Age
55%
College-Educated
80%
High-School Grad
0.7 sq mi
ZIP Area
38,216
Density / Sq Mi
$83,025
Median Household Income
$78,478
Median Earnings
$1,985
Median Rent
$1,519,100
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 - Ground-floor commercial space with SRO rooms above in San Francisco’s North Beach neighborhood.
Where is this mixed-use property located?
The property is located at 712-702 Vallejo St San Francisco, CA.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: 12,000‑square‑foot mixed‑use building on a 4,356‑square‑foot lot; Three‑story configuration with four commercial units on the ground floor; 40 SRO rooms located on the upper levels
