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4-Unit Mixed-Use + ADU | Prime Mission 3173 21st St 4 Unit Apartment Building $1,750,000 ($437,500/Unit) 5.85% Cap Rate San Francisco, CA 94110
Investment Highlights
- Shovel Ready ADU | Value-Add Opportunity
- Unit mix: (2) 2bd/1ba + (1) 4bd/2ba + 1 Commercial
- Separately metered for WATER and Gas & Electric - Extremely Low Operating Expenses
- Stable in-place income with clear upside - 11.5%+ Proforma Cap Rate
- WalkScore 98 — major retail, food, and transit steps away. High-demand Mission District location
Executive Summary
Delivered vacant: 1-bedroom-plus-den unit at 3173 21st Street is ready for a new owner to set market rent from day one.
3173-3173A 21st Street is a 4-unit property with three residential apartments and an ADA-compliant ground-floor commercial space. The residential mix includes the vacant 1-bedroom, 1-bath plus den, a 2-bedroom, 1-bath, and a spacious 4-bedroom, 2-bath. The commercial space operates as a hair salon and is leased at $2,799 per month on a 3-year lease signed in October 2025.
A shovel-ready 1-bedroom ADU sits on the ground floor, ready for a future owner to finish and add income. With the existing units brought to market rents and the ADU completed, there is roughly 60% upside in the current rent roll.
Separate individual water meters and new 400 amp electrical service keep operating expenses low, making this a strong opportunity for an investor seeking stable income with real growth potential.
3173-3173A 21st Street is a 4-unit property with three residential apartments and an ADA-compliant ground-floor commercial space. The residential mix includes the vacant 1-bedroom, 1-bath plus den, a 2-bedroom, 1-bath, and a spacious 4-bedroom, 2-bath. The commercial space operates as a hair salon and is leased at $2,799 per month on a 3-year lease signed in October 2025.
A shovel-ready 1-bedroom ADU sits on the ground floor, ready for a future owner to finish and add income. With the existing units brought to market rents and the ADU completed, there is roughly 60% upside in the current rent roll.
Separate individual water meters and new 400 amp electrical service keep operating expenses low, making this a strong opportunity for an investor seeking stable income with real growth potential.
Data Room Click Here to Access
- Offering Memorandum
Financial Summary (Pro Forma - 2026) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
-
|
-
|
| Operating Expenses |
-
|
-
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro Forma - 2026) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Operating Expenses | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 2+1 | 2 | $1,736 | 600 |
| 4+2 | 1 | $4,600 | 1,300 |
1 1
Exceptionally walkable
100/100
Moderately drivable
60/100
Exceptional public transit
100/100
Very bikeable
80/100
Property Taxes
| Parcel Number | 3615-031B | Improvements Assessment | $332,013 (2025) |
| Land Assessment | $382,807 (2025) | Total Assessment | $714,820 (2025) |
Property Taxes
Parcel Number
3615-031B
Land Assessment
$382,807 (2025)
Improvements Assessment
$332,013 (2025)
Total Assessment
$714,820 (2025)
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4-Unit Mixed-Use + ADU | Prime Mission | 3173 21st St
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