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    Property profile & analytics

    399 10Th Ave San Francisco, CA 94118

    • Retail space
    • 5,750 SF
    • 0.13 lot acres
    For Sale
    View listing
    $2,900,000
    Last Sale
    Dec 20, 2021
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-5945174
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Boudin Bakery / Bakery / Sandwich Shop

    Property Details for 399 10Th Ave

    Year built
    1932
    Construction
    WOOD
    Lot size
    0.13 lot acres
    Property size
    5,750 SF
    Zone code
    NC3
    Property type
    Retail space
    APN
    1442 -020
    APU
    1442020

    Description

    This exceptional 5,750-square-foot warehouse, located at 399 10th Avenue in San Francisco's Richmond District (zip code 94118), presents a unique investment or owner-user opportunity. Built in 1932, this single-story building boasts full-lot coverage and a desirable corner location on Geary Boulevard, offering significant signage potential. The property features a clear-span layout with high ceilings and a bonus mezzanine space, accessible from ground floor entrances on both Geary Boulevard and 10th Avenue. Two drive-in loading doors on 10th Avenue cater to efficient warehouse functionality. The building is zoned NCD - Geary Boulevard Neighborhood Commercial District (APN 1442/020) and offers existing infrastructure suitable for a production kitchen or bakery, a legacy from its previous tenant, the historic Boudin Bakery. The asking price is $2,900,000, translating to $504.35 per square foot. This standalone property presents a rare chance to acquire a well-situated, versatile commercial space in a thriving San Francisco neighborhood. The property's corner exposure ensures high visibility and accessibility.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $375,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $428,000
      Market price range: $428k - $1.20M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Francisco
    State
    California
    Longitude
    -122.469
    Latitude
    37.7811
    CBSA code
    41860
    CBSA name
    SAN FRANCISCO-OAKLAND-FREMONT, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $5,801
    $252,304
    $175,517
    $427,821
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $750,000
      17,041 SF

      3245 Geary Blvd

      RETAIL STORES (PERSONAL SERVICES) • 17,041 SF
      3245 Geary Blvd, San Francisco, CA 94118-3318
      View Details
    • Value Estimation
      $505,000
      7,690 SF

      3100 Geary Blvd

      RETAIL STORES (PERSONAL SERVICES) • 7,690 SF
      3100 Geary Blvd, San Francisco, CA 94118-3317
      View Details
    • Value Estimation
      $530,000
      4,183 SF

      4455 Geary Blvd

      RETAIL STORES (PERSONAL SERVICES) • 4,183 SF
      4455 Geary Blvd, San Francisco, CA 94118-3005
      View Details
    • Value Estimation
      $640,000
      1,399 SF

      4649 Geary Blvd

      RETAIL STORES (PERSONAL SERVICES) • 1,399 SF
      4649 Geary Blvd, San Francisco, CA 94118-2906
      View Details
    • Value Estimation
      $520,000
      19,200 SF

      3600 Geary Blvd, Unit 3628

      RETAIL STORES (PERSONAL SERVICES) • 19,200 SF
      3600 Geary Blvd, San Francisco, CA 94118-3215
      View Details
    • Value Estimation
      $705,000
      8,235 SF

      3661 Sacramento St, Unit 3667

      RETAIL STORES (PERSONAL SERVICES) • 8,235 SF
      3661 Sacramento St, San Francisco, CA 94118-1709
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      1,440 SF

      Presidio Heights Retail/Office Space

      Pristine retail/office space on Sacramento Street with private backyard.
      3525 Sacramento St, San Francisco, CA 94118
      View Details
    • $1,595,000
      3,450 SF

      Retail Property on Geary Boulevard

      Two-unit retail property in a high-demand San Francisco market.
      3557 Geary Blvd, San Francisco, CA 94118
      View Details
    • $4,500,000
      9,950 SF

      Prime Richmond District Mixed-Use

      16-unit building, 9,950 sq ft, 6.37% cap rate.
      311 11Th Ave, San Francisco, CA 94118
      View Details
    • $2,900,000
      4,600 SF

      Prime Retail Space on Clement

      Spacious retail property in a high-traffic San Francisco location.
      820-826 Clement St, San Francisco, CA 94118
      View Details
    • $530,000
      1,267 SF

      Retail Space with High Ceilings

      Retail space featuring high ceilings, open floor plan, and natural light.
      3701 Geary Blvd, San Francisco, CA 94118
      View Details
    • $99,000

      San Francisco Retail Opportunity

      Upscale Asian supermarket with beer and wine license for sale.
      4625 Geary Bl, San Francisco, CA 94118
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      2,064 SF

      Retail Space with Street Frontage

      Retail space with deli infrastructure and excellent street frontage.
      3490 California St, San Francisco, CA 94118
      View Details
    • Contact for pricing
      1,105 SF

      Prime Retail Space Available

      Retail space ideal for fitness or dance studio use.
      4401-4429 California St, San Francisco, CA 94118
      View Details
    • Contact for pricing
      10,386 SF

      Former Walgreens Retail Space Available

      Corner retail location with high pedestrian traffic near shops.
      745 Clement St, San Francisco, CA 94118
      View Details
    • $2 SF/Yr
      1,850 SF

      Retail Space on Geary Boulevard

      Retail space available for lease in San Francisco, CA.
      3150 Geary Blvd, San Francisco, CA 94118
      View Details
    • Contact for pricing
      242 SF

      Retail Space in Inner Richmond

      Prime retail location with basement and mezzanine in San Francisco.
      654-658 Clement St, San Francisco, CA 94118
      View Details
    • Contact for pricing
      2,000 SF

      Inner Richmond Retail Space Available

      Retail space in San Francisco's Inner Richmond neighborhood.
      3809 Geary Blvd, San Francisco, CA 94118
      View Details
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    399 10Th Ave
    San Francisco, CA 94118
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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