Two-Story Mixed-Use
For Sale
$1,850,000
915 S Bryant Street, San Francisco, CA 94103
Urban live-work configuration combines flex space, a residential unit, and a roll-up door.
Property Size3,316 SF
Days on Market31
Property Features for 915 S Bryant Street
General Information
Standard status
Active
Size
3,316 SF
Property subtype
Mixed Use
Building Details
Building Size
3,316 SF
Year Built
1924
Stories
2
Listing Agency:
Colton Commercial & Partners Inc
Listed By:
Jay Shaffer · License #01444640
(508) 635-6784
Source:
Paytonslist
Added: Aug 11
Changed: Sep 9
Last Checked: Sep 9 at 7:35AM
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 Colton Commercial & Partners Inc
Investment Insights
Based on property information with market context.
Located at 915 Bryant Street in San Francisco, this 1924-built mixed-use property spans two stories with distinct commercial and residential components. The ground floor provides industrial or flex space with a mostly open layout, high ceilings, and a roll-up door. A residential unit occupies the second floor, creating a live-work configuration for an owner-user or another approved use.
The property is also described as an entitled residential development site. The proposed eight-story project includes a commercial cafe at ground level and 14 residential units above, comprising eight two-bedroom units, six one-bedroom units, and a large one-bedroom penthouse. The existing property includes 1 parking space and is positioned along city-road and freeway access routes.
The property is also described as an entitled residential development site. The proposed eight-story project includes a commercial cafe at ground level and 14 residential units above, comprising eight two-bedroom units, six one-bedroom units, and a large one-bedroom penthouse. The existing property includes 1 parking space and is positioned along city-road and freeway access routes.
Key Highlights
- Entitled site for a proposed 8‑story residential mid‑rise
- Proposed development includes 14 residential units
- Planned unit mix: eight 2‑bedroom and six 1‑bedroom units, including a 1‑bedroom penthouse
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
$81,708
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
4.42%
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%
$1,634,160
$1.6M
Cap Rate 7%
$1,167,257
$1.2M
Cap Rate 9%
$907,867
$907.9K
Market Conditions
NOI Build-Up for 3,316 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
$146.0K $44.04/SF
− Vacancy
−$37.1K −$11.19/SF
EGI
$108.9K $32.85/SF
− OpEx
−$27.2K −$8.21/SF
NOI
$81.7K $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%
$1,634,160
Cap Rate 7%
$1,167,257
Cap Rate 9%
$907,867
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,708 @ 7.0% cap · market cap 4.42%
Second Best
Mixed Use
$1.06M
$924.9K – $1.23M
NOI $73,988 @ 7.0% cap · market cap 4.00%
Theoretical Best
Specialty Retail
$16.20M
$14.17M – $18.90M
NOI $1,133,811 @ 7.0% cap · market cap 61.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
9,713
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
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Market
Vacancy Rate% for Office in San Francisco, CA
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Urban live-work configuration combines flex space, a residential unit, and a roll-up door.
Where is this mixed-use property located?
The property is located at 915 S Bryant Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Entitled site for a proposed 8‑story residential mid‑rise; Proposed development includes 14 residential units; Planned unit mix: eight 2‑bedroom and six 1‑bedroom units, including a 1‑bedroom penthouse
