Adaptable Condo in Prime
For Sale
$333,000
83 Duboce Avenue #B, San Francisco, CA 94103
Ground floor condo between Mission and SoMa, permitted for multiple uses.
Property Size423 SF
Price / SF$787.23
Days on Market431
Property Features for 83 Duboce Avenue #B
General Information
Standard status
Active
Size
423 SF
Building Details
Year Built
1981
Listing Agency:
REILLIST
Listed By:
PEDRO GARCIA
Source:
Corcoran
Added: Jun 19, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 REILLIST
Investment Insights
Based on property information with market context.
This 423 square foot ground floor condominium is located between the Mission and SoMa neighborhoods of San Francisco. The unit is currently permitted for short-term rental, co-working, and hospitality uses, offering opportunities for live/work arrangements or small business operations. It is situated within walking distance of San Francisco Planning offices, public transit, grocery stores, and various shopping and dining options. This space is suitable for freelancers, entrepreneurs, or those looking to host guests.
Key Highlights
- Permitted for short‑term rental, co‑working, and/or hospitality uses.
- Ideal for live/work arrangements or small business operations.
- Ground floor location.
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
$10,423
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
3.13%
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%
$208,460
$208.5K
Cap Rate 7%
$148,900
$148.9K
Cap Rate 9%
$115,811
$115.8K
Market Conditions
NOI Build-Up for 423 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
$18.6K $44.04/SF
− Vacancy
−$4.7K −$11.19/SF
EGI
$13.9K $32.85/SF
− OpEx
−$3.5K −$8.21/SF
NOI
$10.4K $24.64/SF
Area
San Francisco, CA
Vacancy
25.40%
Lease Rate
$44.04 /SF/Yr
Expense Ratio
25.00%
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%
$208,460
Cap Rate 7%
$148,900
Cap Rate 9%
$115,811
Alternative Uses
Best Use
Office B
$148.9K
$130.3K – $173.7K
NOI $10,423 @ 7.0% cap · market cap 3.13%
Second Best
Mixed Use
$134.8K
$118.0K – $157.3K
NOI $9,438 @ 7.0% cap · market cap 2.83%
Theoretical Best
Specialty Retail
$2.07M
$1.81M – $2.41M
NOI $144,633 @ 7.0% cap · market cap 43.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,967
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
Market
Vacancy Rate% for Office in San Francisco, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Ground floor condo between Mission and SoMa, permitted for multiple uses.
Where is this live-work space located?
The property is located at 83 Duboce Avenue #B San Francisco, CA.
What is the asking price?
The asking price for this property is $333,000.
What are key features of this property?
This property features: Permitted for short‑term rental, co‑working, and/or hospitality uses.; Ideal for live/work arrangements or small business operations.; Ground floor location.
