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Paul Barbagelata & Matt Greenwell present:

Grand Victorian Mixed Use Investment

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$2,695,000

Floor Plans

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about this home's

Features

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beds

3

baths

3

Interior

3

Lot

3

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

get in touch

Schedule

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Brokers Tour: Tuesday, June 18th from 9:30am - 11:00am

NOTE:  Showings are by appointment only with 24 hour notice. Contact Listing Agent to schedule.

Additional Showings by Appointment:
Contact Paul Barbagelata
(415) 279-3834
[email protected]

Paul Barbagelata

BarbCo Real Estate

Broker Associate

DRE# 01043609

415-759-2500 office

415.279.3834 mobile

www.RealEstateSF.com

Matt Greenwell

BarbCo Real Estate

BRE# 02097677

415-849-8889 mobile

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All property photos

423-433 South Van Ness Avenue

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Image 1 | 423-433 South Van Ness Avenue presented by Paul Barbagelata & Matt Greenwell
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Neighborhood Gallery

423-433 South Van Ness Avenue

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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, post office, office supplies, and a Peets Coffee. The museum district at 3rd and Howard is nearby, and the ball park 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 taste 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 destination on the planet. Throngs of young folks dropping 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."

Image 1 | 423-433 South Van Ness Avenue presented by Paul Barbagelata & Matt Greenwell
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