Ingleside Heights Mixed-Use
For Sale
Contact for pricing
729 Randolph St, San Francisco, CA 94132
Mixed-use property with retail and residential units in San Francisco.
Property Size3,242 SF
Price / SF$400.99
Days on Market166
Property Features for 729 Randolph St
General Information
Standard status
Active
Size
3,242 SF
Property subtype
Mixed Use, Multifamily, Retail
Investment Type
Value Add
Net Operating Income
$71,574
Building Details
Year Built
1947
Buildings
1
Stories
3
Units
3
Listing Agency:
Marcus & Millichap - San Francisco
(415) 625-2159
Listed By:
Philip Batlin · License #CA01873218
Source:
Crexi
Added: Mar 17
Changed: Aug 24
Last Checked: Aug 28 at 11:41AM
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 - San Francisco
Investment Insights
Based on property information with market context.
Located at 729 Randolph Street in San Francisco's Ingleside Heights neighborhood, this mixed-use property presents an investment opportunity. Constructed in 1947, the 3,347-square-foot building is situated on a corner lot, offering visibility and access to transit and neighborhood amenities. The property includes two residential units located above a ground-floor retail space. The residential component features two two-bedroom, one-bathroom units. One of the residential units is currently vacant. The ground-floor retail space is occupied by a neighborhood liquor store, providing a source of income and diversified tenancy.
Key Highlights
- Mixed‑use property in Ingleside Heights, San Francisco.
- Ground‑floor retail space provides a stable income stream** from an established liquor store.
- One of the two residential units is vacant, offering immediate upside** through lease‑up or owner‑occupancy.
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
$115,219
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
8.86%
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%
$2,304,380
$2.3M
Cap Rate 7%
$1,645,986
$1.6M
Cap Rate 9%
$1,280,211
$1.3M
Market Conditions
NOI Build-Up for 3,242 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
$175.1K $54.00/SF
− Vacancy
−$10.5K −$3.23/SF
EGI
$164.6K $50.77/SF
− OpEx
−$49.4K −$15.23/SF
NOI
$115.2K $35.54/SF
Area
San Francisco, CA
Vacancy
5.98%
Lease Rate
$54.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,304,380
Cap Rate 7%
$1,645,986
Cap Rate 9%
$1,280,211
Alternative Uses
Best Use
Multifamily LT 5
$1.65M
$1.44M – $1.92M
NOI $115,219 @ 7.0% cap · market cap 8.86%
Second Best
Apartment 5plus
$1.50M
$1.32M – $1.75M
NOI $105,258 @ 7.0% cap · market cap 8.10%
Theoretical Best
Specialty Retail
$15.84M
$13.86M – $18.48M
NOI $1,108,509 @ 7.0% cap · market cap 85.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
980
Businesses Nearby
Explore this area
Business Placement
Demographics for 94132, CA
27,723
Population
11,913
Households
2.3
Avg Household Size
39
Median Age
59%
College-Educated
91%
High-School Grad
3.1 sq mi
ZIP Area
8,943
Density / Sq Mi
$118,557
Median Household Income
$60,063
Median Earnings
$2,503
Median Rent
$1,458,700
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 - Mixed-use property with retail and residential units in San Francisco.
Where is this mixed-use property located?
The property is located at 729 Randolph St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Mixed‑use property in Ingleside Heights, San Francisco.; Ground‑floor retail space provides a stable income stream** from an established liquor store.; One of the two residential units is vacant, offering immediate upside** through lease‑up or owner‑occupancy.
