Remodeled Mixed-Use
For Sale
$1,648,000
869 WOODSIDE WAY, San Mateo, CA 94401
Commercial Sale, San Mateo, CA
Property Size2,317 SF
Lot Size0.05 Acres
Price / SF$711.26
Days on Market15
Property Features for 869 WOODSIDE WAY
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
ML00
Parking features
On Street
Subdivision
SAN MATEO VILLAG
Lot features
Commercial, Freeway Nearby, Neighborhood, Neighborhood Commercial, Public Transport Nearby, Residential Area, Restaurant Nearby, Shopping Nearby
Standard status
Active
APN
032122040
Size
2,317 SF
Lot size
0.05 Acres
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
large display windows
front and rear entrances
ADA-accessible sloped entry
storage room
break room
electrical upgrades
Title 24-compliant lighting
integrated HVAC system
new hot water heater
commercial-grade laminate flooring
updated restroom
on-site parking
Building Details
Year built
1942
Floors in Building
2
Flooring type
Wood, Tile
Building materials
Stucco, Glass
Listing Agency:
BHG RE Reliance Partners · Better Homes and Gardens Real Estate
(510) 868-1400
Listed By:
Ting Yu Zhu
(510) 282-9898
Added: Aug 10
Changed: Aug 23
Last Checked: Aug 24 at 2:06AM
MLS# 41144497
Copyright © 2026 bridgeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Remodeled in 2023, this mixed-use property combines a street-level commercial unit with a separately accessed upper-level residential unit. The commercial portion has storefront-style frontage, large display windows, front and rear entrances, ADA-accessible sloped entries, newly configured storage and break rooms, an updated restroom, integrated HVAC, commercial-grade laminate flooring, and Title 24-compliant lighting. Electrical improvements include enhanced commercial-grade 220V capacity, with a new hot water heater also installed.
The upper unit includes fresh interior paint, a new kitchen, and an updated bathroom with a new vanity, mirror, lighting fixtures, and tile flooring. The property contains 2,317 square feet on a 0.0509-acre lot, was built in 1942, and carries ML00 zoning. The flexible commercial layout is suitable for owner-user occupancy or separate residential and commercial use, as supported by the existing configuration.
The upper unit includes fresh interior paint, a new kitchen, and an updated bathroom with a new vanity, mirror, lighting fixtures, and tile flooring. The property contains 2,317 square feet on a 0.0509-acre lot, was built in 1942, and carries ML00 zoning. The flexible commercial layout is suitable for owner-user occupancy or separate residential and commercial use, as supported by the existing configuration.
Key Highlights
- 2,317‑square‑foot mixed‑use property on a 0.0509‑acre lot
- Commercial unit remodeled in 2023 with storefront frontage and large display windows
- Separate upper‑level residential unit with new kitchen and updated bathroom
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
$59,168
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
3.59%
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%
$1,183,360
$1.2M
Cap Rate 7%
$845,257
$845.3K
Cap Rate 9%
$657,422
$657.4K
Market Conditions
NOI Build-Up for 2,317 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
$88.7K $38.28/SF
− Vacancy
−$4.2K −$1.80/SF
EGI
$84.5K $36.48/SF
− OpEx
−$25.4K −$10.94/SF
NOI
$59.2K $25.54/SF
Area
San Mateo, CA
Vacancy
4.70%
Lease Rate
$38.28 /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%
$1,183,360
Cap Rate 7%
$845,257
Cap Rate 9%
$657,422
Alternative Uses
Best Use
Retail
$845.3K
$739.6K – $986.1K
NOI $59,168 @ 7.0% cap · market cap 3.59%
Second Best
Mixed Use
$670.3K
$586.5K – $782.0K
NOI $46,919 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$916.4K
$801.9K – $1.07M
NOI $64,149 @ 7.0% cap · market cap 3.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,091
Businesses Nearby
Explore this area
Business Placement
Demographics for 94401, CA
35,249
Population
13,798
Households
2.6
Avg Household Size
37
Median Age
45%
College-Educated
85%
High-School Grad
3.1 sq mi
ZIP Area
11,371
Density / Sq Mi
$121,258
Median Household Income
$57,724
Median Earnings
$2,713
Median Rent
$1,123,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level commercial space pairs with a separately accessed remodeled residential unit and flexible interior configuration.
Where is this mixed-use property located?
The property is located at 869 WOODSIDE WAY San Mateo, CA.
What is the asking price?
The asking price for this property is $1,648,000.
What are key features of this property?
This property features: 2,317‑square‑foot mixed‑use property on a 0.0509‑acre lot; Commercial unit remodeled in 2023 with storefront frontage and large display windows; Separate upper‑level residential unit with new kitchen and updated bathroom
