Paul Barbagelata & Matt Greenwell Presents

Grand Victorian Mixed Use Investment

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$2,695,000

423-433 S. Van Ness

Floor Plans

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features

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Grand Victorian Investment Opportunity in San Francisco's Historic Mission District

Built in 1885
10,568 Approx. Sq. Ft.* (including residential and commercial spaces)
6 Total Units (3 commercial, 3 residential)
7,500 Approx. Sq. Ft. Lot Size

Financial Summary:

Total Monthly Income (all units): $22,512/mo.*
Gross Annual Income: $270,144
Annual Expenses: $56,680
Net Operating Income: $213,464
Cap Rate: 7.9
GRM: 9.98

Annual Expenses: $56,680/yr.*

Insurance:; $18,500/yr.
Water:; $7,200.00/yr.
Garbage: $900/yr.;
PG&E: $150/yr. (sump pump and service entrance lights)
Property Taxes: $29,930 (based on asking price and current property tax rate of 1.18%)

*Does not include maintenance, management fees and miscellaneous expenses. Monthly income based on effective rent increases in April 2025.

The owner may be open to considering seller financing, depending on the specifics of your offer.
If you have any questions or would like to explore this seller financing option further, please do not hesitate to contact the listing agents.;

An exceptional investment opportunity awaits with this remarkable grand-scale Victorian mixed-use property. Situated in the heart of San Francisco's vibrant Mission District, this unique and impressive property offers a fusion of history and charm with strong income.;
Currently at full occupancy with a blend of commercial and residential tenants, this sprawling property spans over 10,000 square feet, comprised of a semi-detached structure on a generously sized lot.
Diverse and robust income streams are a hallmark of this investment, boasting a varied portfolio of tenants. The residential units showcase exquisite architectural details, high ceilings, and spacious kitchens that flow onto decks overlooking the lush, tropical garden.
The commercial units share the same grand scale, featuring high ceilings and abundant space, perfectly suited for a range of uses such as retail, office space, or creative work environments.
Beyond the property's walls, the Mission District offers a captivating array of attractions. Enjoy a thriving restaurant and bar scene, discover unique small businesses, and relish in the vibrant ambiance of Dolores Park. Seamlessly connect to the city's heartbeat with easy access to the Muni Metro and BART, making commuting a breeze.
With its storied past and urban appeal, this investment gem has consistently ranked high on the list of sought-after locations for both residential and commercial ventures. Don't miss out on the chance to make it yours!

Tenant Breakdown
Residential Units:
423 S. Van Ness
3 Bedroom + Office; 2 Baths; 1,581 Sq. Ft. w/174 Sq. Ft. Deck
Current Rent as of 4/1/2025:; $3,739 per month
Move-In Date: 4/15/2022 - Month to Month Tenant
Washer/dryer on back deck
Tenant pays PG&E & garbage; landlord pays water

429 S. Van Ness
3 Bedrooms + Office & Den; 1 Bath; 1,565 Sq. Ft. w/165 Sq. Ft. Deck
Current Rent as of 4/1/2025: $2,003 per month
Move-In Date:; 8/1/1998 - Month to Month Tenant
Washer/dryer on back deck
Tenant pays PG&E; landlord pays water and garbage

431 S. Van Ness
3 Bedrooms + Office; 1 Bath; 1,569 Sq. Ft. w/183 Sq. Ft. Deck
Current Rent as of 4/15/2025: $2,705 per month;
Move-In Date: 6/15/2003 - Month to Month Tenant
Washer/dryer on back deck
Tenant pays PG&E; Landlord pays water and garbage

Commercial Businesses:
425 S. Van Ness - 1,542 Sq. Ft. w/98 Sq. Ft. Deck
Rent Breakdown:

$4,500 per month from 4/15/2025 to 4/14/2026
$5,000 per month from 4/15/2026 to 4/14/2028
Lease terminates on 4/14/2028
Tenant pays PG&E

427 S. Van Ness - 1,658 Sq. Ft. w/124 Sq. Ft. Deck
Rent Breakdown:
$4,565 per month from 4/1/2025 to 3/31/2026
Move-In Date:; 4/1/2021
Lease terminates on 3/31/2026
Tenant pays PG&E and garbage; Landlord pays water

433 S. Van Ness - 1,708 Sq. Ft.
Rent Breakdown:
$5,000 per month from 5/1/2024 to 4/30/2031
Security Deposit:; $6,000
Move-In Date: 12/27/2011;
Tenant pays PG&E
Tenant maintains heating, A/C and ventilation systems
Tenant has use of shed in backyard garden.

NOTE:; Square footage amounts of entire building and lot size are approximate and per tax records.; Square footage amounts for each unit are approximate and per graphic artist.; Buyers are recommended to verify on their own the income, expense and lease amounts that may apply for subject property.

Disclosures: https://app.disclosures.io/link/423433-Van-Ness-S-Ave-i438j9l1

about this

Neighborhood

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Sunny, flat, and centrally located, the Mission represents the heart and especially the soul of San Francisco. Equally attractive to immigrants and a burgeoning herd of hipsters in ironic t-shirts, the Mission is still the melting pot of San Francisco. Here you'll find traditional Mexican taquerias and panaderias, pop-up galleries, freshly minted block-long live/work lofts in former canneries, and a new generation of chefs determined to make their mark and earn a Michelin star. The neighborhood is highly walkable: a major urban shopping center at 16th and Potrero offers groceries, a gym, a post office, office supplies, and a Peets Coffee. The museum district at 3rd and Howard is nearby, and the ballpark is not far. Public Transportation is great. MUNI bus lines crisscross the neighborhoods and there are two BART stations at 16th and Mission and 24th and Mission which serve the neighborhood.

With the rise of the dot-coms in the mid-90s, the old industrial warehouses of the Mission district were converted into open-air, open-concept workspaces. These attracted a new kind of population: educated, highly skilled, and eagerly looking for the next big thing: be it entertainment, dining, culture, or dance club. And they wanted to be able to walk to work, or at least ride their bike.
Housing was developed to match the tastes and needs of this generation of newcomers. Many of the old warehouses preserved their old brick facades. Inside luxury interiors feature exposed brick walls, huge timbered beams, two-story high living rooms with airy ceilings, industrial kitchens, and of course, high-speed Internet connections. Stately turn-of-the-century homes line the sunny blocks of this uniquely San Franciscan district. In between its main thoroughfares of Dolores, Guerrero, and Valencia, you can find many smaller hidden architectural treasures dotting the intimate cross-street alleyways.

San Francisco's oldest building stands at the corner of 16th and Dolores. Constructed in 1776, Mission Dolores draws the gaze of passersby with its clean, early-colonial Mexican style. It remains an active Roman Catholic church and is open daily for services and to visitors alike. Just around the corner is Dolores Park, one of the city's great neighborhood hangouts, where you might be lucky enough to catch an outdoor performance by the San Francisco Mime Troupe. Time seems of no consequence on sunny afternoons while families recline along the comfortably sloping landscape. Daytime is for the sun-worshipping crowds, while warm nights are all about people-watching.

Valencia Street is among the hippest nighttime destinations on the planet. Throngs of young folks drop into the trendy new eateries, filling the local watering holes for their fix of poetry and music, hitting the local performance spaces for inspired avant-garde happenings. You will find a cultural mecca, as well as a food experience beyond compare along these lively streets.
Public transportation is as good as it gets in the Mission. Two BART stations, at 16th and Mission and 24th and Mission, complement a complete bus schedule to downtown and beyond.