Two-Story Corner Retail
For Sale
$2,100,000
8 Persia Avenue, San Francisco, CA 94112
Two-story corner building with a ground-floor tenant leased through 2028 and a vacant second floor.
Property Size5,790 SF
Days on Market108
Property Features for 8 Persia Avenue
General Information
Standard status
Active
Size
5,790 SF
Property subtype
Retail
Building Details
Building Size
5,790 SF
Year Built
1953
Stories
2
Listing Agency:
Masil Group Realty
Listed By:
Eddy A Martinez
(415) 206-9425
Source:
Swanngroupsf
Added: May 21
Changed: Aug 31
Last Checked: Sep 5 at 6:45AM
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 Masil Group Realty
Investment Insights
Based on property information with market context.
8 Persia Avenue at the corner of Mission Street and Persia Avenue is a two-story commercial building offered AS-IS. The property includes a stabilized ground-floor tenant with a lease term through 2028, while the second floor is currently vacant, providing flexibility for an owner-user or new tenancy.
As described in the offering materials, the upper floor layout is suited for a broad range of potential uses, including fitness, faith-based, educational, creative office, cultural, and community-serving operators. This provides a practical option for organizations seeking long-term location control on a high-visibility arterial.
For buyers considering either income through the existing ground-floor lease or repositioning via the vacant upper level, the building presents a straightforward owner-user and value-add setup in the Excelsior District.
As described in the offering materials, the upper floor layout is suited for a broad range of potential uses, including fitness, faith-based, educational, creative office, cultural, and community-serving operators. This provides a practical option for organizations seeking long-term location control on a high-visibility arterial.
For buyers considering either income through the existing ground-floor lease or repositioning via the vacant upper level, the building presents a straightforward owner-user and value-add setup in the Excelsior District.
Key Highlights
- Two‑story commercial corner building at Mission Street and Persia Avenue in San Francisco’s Excelsior District
- Ground‑floor tenant provides immediate cash flow with a lease scheduled through 2028
- Second floor is vacant, offering potential for owner‑user occupancy or lease‑up
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
$106,999
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
5.10%
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%
$2,139,980
$2.1M
Cap Rate 7%
$1,528,557
$1.5M
Cap Rate 9%
$1,188,878
$1.2M
Market Conditions
NOI Build-Up for 5,790 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
$173.7K $30.00/SF
− Vacancy
−$20.8K −$3.60/SF
EGI
$152.9K $26.40/SF
− OpEx
−$45.9K −$7.92/SF
NOI
$107.0K $18.48/SF
Area
ZIP 94112
Vacancy
12.00%
Lease Rate
$30.00 /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%
$2,139,980
Cap Rate 7%
$1,528,557
Cap Rate 9%
$1,188,878
Alternative Uses
Best Use
Retail
$1.53M
$1.34M – $1.78M
NOI $106,999 @ 7.0% cap · market cap 5.10%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$3.33M
$2.92M – $3.89M
NOI $233,211 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,796
Businesses Nearby
102k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 49%
Shops & Services 35%
Electronics 6%
Dining 6%
Safeway
Groceries
50,358 visits/mo
0.3 miles
Wells Fargo
Shops & Services
12,652 visits/mo
0.1 miles
76
Shops & Services
9,039 visits/mo
0.0 miles
Citibank
Shops & Services
6,768 visits/mo
0.1 miles
El Chico
Dining
5,380 visits/mo
0.1 miles
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
Median Home Value
Market
Vacancy Rate% for Retail in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two-story corner building with a ground-floor tenant leased through 2028 and a vacant second floor.
Where is this retail space located?
The property is located at 8 Persia Avenue San Francisco, CA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Two‑story commercial corner building at Mission Street and Persia Avenue in San Francisco’s Excelsior District; Ground‑floor tenant provides immediate cash flow with a lease scheduled through 2028; Second floor is vacant, offering potential for owner‑user occupancy or lease‑up
