Mixed-Use Building in Lower Nob
For Sale
$2,900,000
882 Geary Street, San Francisco, CA 94109
Boutique mixed-use building with commercial and residential units.
Property Size9,700 SF
Price / SF$298.97
Days on Market348
Property Features for 882 Geary Street
General Information
Standard status
Active
Size
9,700 SF
Property subtype
Mixed Use
Building Details
Building Size
9,700 SF
Year Built
1916
Listing Agency:
Colliers International
Listed By:
Nicole Flores · License #01988919
(415) 788-3100
Source:
Cityrealestatesf
Added: Sep 24, 2025
Changed: Sep 4
Last Checked: Sep 6 at 10:05AM
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 Colliers International
Investment Insights
Based on property information with market context.
Located in the Lower Nob Hill neighborhood of San Francisco, 882-886 Geary Street is a 9,700 square foot mixed-use building. The property features a mix of commercial space, a lower-level work studio, and two residential units on the second floor. Situated near the corner of Geary and Larkin, the property benefits from its proximity to the Geary and Van Ness transit corridors and the Polk Street retail corridor, providing access to transportation and amenities. The location is within walking distance of Union Square, the Financial District, Pacific Heights, and Hayes Valley.
Key Highlights
- Boutique mixed‑use building in Lower Nob Hill.
- Strong supplemental income from two residential units.
- Proximity to Geary and Van Ness transit corridors.
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
$185,513
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
6.40%
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%
$3,710,260
$3.7M
Cap Rate 7%
$2,650,186
$2.7M
Cap Rate 9%
$2,061,256
$2.1M
Market Conditions
NOI Build-Up for 9,700 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
$349.2K $36.00/SF
− Vacancy
−$52.4K −$5.40/SF
EGI
$296.8K $30.60/SF
− OpEx
−$111.3K −$11.48/SF
NOI
$185.5K $19.13/SF
Area
ZIP 94109
Vacancy
15.00%
Lease Rate
$36.00 /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%
$3,710,260
Cap Rate 7%
$2,650,186
Cap Rate 9%
$2,061,256
Alternative Uses
Best Use
Mixed Use
$2.65M
$2.32M – $3.09M
NOI $185,513 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$44.22M
$38.69M – $51.59M
NOI $3,095,527 @ 7.0% cap · market cap 106.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
15,029
Businesses Nearby
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Boutique mixed-use building with commercial and residential units.
Where is this mixed-use property located?
The property is located at 882 Geary Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Boutique mixed‑use building in Lower Nob Hill.; Strong supplemental income from two residential units.; Proximity to Geary and Van Ness transit corridors.
