Mission Street Mixed-Use
For Sale
$950,000
Mission Street, San Francisco, CA 94112
Three-unit mixed-use building in vibrant Excelsior District.
Property Size3,200 SF
Lot Size0.06 Acres
Price / SF$296.88
Days on Market400
Property Features for Mission Street
General Information
Standard status
Active
Size
3,200 SF
Lot size
0.06 Acres
Property subtype
Commercial
Amenities
Forced Air Heating
Hardwood Flooring
Wall Furnace Heating
Building Details
Year Built
1910
Listing Agency:
SC PROPERTIES
Listed By:
JAMIL MUSA · License #DRE #01942885
(650) 342-3030
Source:
Corcoran
Added: Jul 31, 2025
Changed: Sep 2
Last Checked: Sep 2 at 6:23PM
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 SC PROPERTIES
Investment Insights
Based on property information with market context.
Located in the Mission Terrace/Outer Mission area of San Francisco, 4480-4482 Mission Street is a three-unit mixed-use building. The 3200-square-foot building is situated on a 2500-square-foot lot and is zoned NC-3, offering redevelopment potential for residential or commercial uses up to four stories. The property features two upper residential units. One unit is a vacant, fully remodeled 2-bedroom, 1-bath flat. The other unit is leased on a month-to-month basis. The lower unit provides flexible retail or office space, suitable for value-add improvements or owner-user occupancy. The surrounding area includes single-family homes, multifamily buildings, and local businesses. Nearby green spaces include Cayuga Park and the Balboa Park Recreation Center. The neighborhood is served by schools such as Monroe Elementary and Balboa High School. Transit options include Balboa Park BART, MUNI bus lines, and freeway access (I-280). The property has a Transit Score of 85 and a Walk Score of 94.
Key Highlights
- Prime location in the vibrant Excelsior District with a Walk Score of 94 and Transit Score of 85.
- Excellent redevelopment potential due to NC‑3 zoning, allowing for residential or commercial uses up to four stories.
- Vacant, fully remodeled 2‑bedroom, 1‑bath flat ready for immediate rental income (estimated $2,995/month).
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
$64,800
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
6.82%
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%
$1,296,000
$1.3M
Cap Rate 7%
$925,714
$925.7K
Cap Rate 9%
$720,000
$720.0K
Market Conditions
NOI Build-Up for 3,200 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
$115.2K $36.00/SF
− Vacancy
−$11.5K −$3.60/SF
EGI
$103.7K $32.40/SF
− OpEx
−$38.9K −$12.15/SF
NOI
$64.8K $20.25/SF
Area
ZIP 94112
Vacancy
10.00%
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%
$1,296,000
Cap Rate 7%
$925,714
Cap Rate 9%
$720,000
Alternative Uses
Best Use
Multifamily LT 5
$1.84M
$1.61M – $2.15M
NOI $128,890 @ 7.0% cap · market cap 13.57%
Second Best
Apartment 5plus
$1.67M
$1.46M – $1.95M
NOI $116,758 @ 7.0% cap · market cap 12.29%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19,610
Businesses Nearby
Explore this area
Business Placement
Demographics for 94112, CA
79,314
Population
24,530
Households
3.2
Avg Household Size
42
Median Age
36%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
24,035
Density / Sq Mi
$130,906
Median Household Income
$55,744
Median Earnings
$2,326
Median Rent
$1,159,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-unit mixed-use building in vibrant Excelsior District.
Where is this mixed-use property located?
The property is located at Mission Street San Francisco, CA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Prime location in the vibrant Excelsior District with a Walk Score of 94 and Transit Score of 85.; Excellent redevelopment potential due to NC‑3 zoning, allowing for residential or commercial uses up to four stories.; Vacant, fully remodeled 2‑bedroom, 1‑bath flat ready for immediate rental income (estimated $2,995/month).
