Mixed-Use Retail and SRO
For Sale
$1,388,000
916-920 Clay Street, San Francisco, CA 94108
Mixed-use building with fully leased ground-floor retail and 12 SRO units above, plus shared kitchen and bathroom facilities.
Property Size3,681 SF
Days on Market147
Property Features for 916-920 Clay Street
General Information
Standard status
Active
Size
3,681 SF
Property subtype
Mixed Use
Building Details
Building Size
3,681 SF
Year Built
1907
Listing Agency:
Sequoia Commercial Group
Listed By:
Regina Y Huang
(415) 702-9184
Source:
Paytonslist
Added: Apr 13
Changed: Aug 16
Last Checked: Sep 5 at 6:13AM
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 Sequoia Commercial Group
Investment Insights
Based on property information with market context.
916-920 Clay Street is a mixed-use building featuring fully leased ground-floor retail space with basement storage. The upper two floors include 12 SRO units, with shared kitchen and bathroom facilities, and coin-operated laundry on the second floor.
The property is zoned CRNC and was built in 1907. It is located within the Chinatown/North Beach corridor and is described as being convenient to public transportation, dining, and neighborhood amenities.
The living area is approximately 3,681 square feet on a 1,337 square foot lot, providing a retail-plus-residential income configuration.
The property is zoned CRNC and was built in 1907. It is located within the Chinatown/North Beach corridor and is described as being convenient to public transportation, dining, and neighborhood amenities.
The living area is approximately 3,681 square feet on a 1,337 square foot lot, providing a retail-plus-residential income configuration.
Key Highlights
- 1907‑built mixed‑use building with fully leased ground‑floor retail plus 12 SRO units above
- Ground‑floor retail includes basement storage
- Upper two floors feature 12 SRO units (6 per floor) with shared kitchen and bathroom facilities
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
$119,511
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
8.61%
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%
$2,390,220
$2.4M
Cap Rate 7%
$1,707,300
$1.7M
Cap Rate 9%
$1,327,900
$1.3M
Market Conditions
NOI Build-Up for 3,681 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
$231.9K $63.00/SF
− Vacancy
−$14.6K −$3.97/SF
EGI
$217.3K $59.03/SF
− OpEx
−$97.8K −$26.56/SF
NOI
$119.5K $32.47/SF
Area
San Francisco, CA
Vacancy
6.30%
Lease Rate
$63.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,390,220
Cap Rate 7%
$1,707,300
Cap Rate 9%
$1,327,900
Alternative Uses
Best Use
Retail
$16.78M
$14.68M – $19.58M
NOI $1,174,705 @ 7.0% cap · market cap 84.63%
Second Best
Apartment 5plus
$1.71M
$1.49M – $1.99M
NOI $119,511 @ 7.0% cap · market cap 8.61%
Theoretical Best
Specialty Retail
$17.98M
$15.73M – $20.98M
NOI $1,258,612 @ 7.0% cap · market cap 90.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
29,705
Businesses Nearby
Explore this area
Business Placement
Demographics for 94108, CA
13,097
Population
7,730
Households
1.7
Avg Household Size
42
Median Age
45%
College-Educated
76%
High-School Grad
0.3 sq mi
ZIP Area
43,657
Density / Sq Mi
$63,864
Median Household Income
$53,617
Median Earnings
$1,562
Median Rent
$1,207,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Mixed-use building with fully leased ground-floor retail and 12 SRO units above, plus shared kitchen and bathroom facilities.
Where is this apartment building located?
The property is located at 916-920 Clay Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,388,000.
What are key features of this property?
This property features: 1907‑built mixed‑use building with fully leased ground‑floor retail plus 12 SRO units above; Ground‑floor retail includes basement storage; Upper two floors feature 12 SRO units (6 per floor) with shared kitchen and bathroom facilities
