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    Prime Office Condo with Views Title is generated by Realmo AI

    203 Willow Street unit 503, San Francisco, CA 94109

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    For Sale
    $599,000

    SINGLE_FAMILY - San Francisco, CA

    Type:Office
    Property size:
    1,230 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $486/SF
    Added:
    Apr 3, 2025
    Days on Market:
    408
    Last Refresh:
    May 15 at 4:06 pm

    Property Features for 203 Willow Street unit 503

    General Information

    Property type
    Residential
    Property subtype
    Office
    Window features
    Window Coverings
    Standard status
    Active
    APN
    0738038
    Size
    1,230 SF
    Lot size
    0.20 Acres

    Building Details

    Year built
    1983

    We can help!

    Listing Contact
    Helen Yong
    Helen Yong

    Listing agent Helen Yong License #01772827

    Listing office eXp Realty of California, Inc 2603 Camino Ramon #200, San Ramon, CA

    Listing date Apr 3, 2025

    MLS# 425027299

    Copyright © 2025 San Francisco Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location on Van Ness Ave with sweeping city views.
    • Versatile layout with four private rooms, three with abundant natural light.
    • Secure building with keycard access, after‑hours access, and surveillance cameras.
    • Convenient access to public transportation (SFMTA, BART, bike lanes).
    • Minutes from Downtown San Francisco, dining, cafes, and services.
    • Reserved parking available (limited spaces, additional charge).

    Overview

    This fifth-floor office condo features views of Van Ness Ave, suitable for a professional business or co-working environment. The unit includes a reception area and four private rooms. Three rooms have large windows providing natural light and city views. The fourth room is windowless, suitable for use as a conference room or focused work area. The layout is versatile and can be reconfigured. The building provides secure keycard access to the front door and elevator during and after business hours, along with surveillance cameras on each floor. Restrooms are located on each level. Reserved parking is available for an additional monthly charge with limited spaces. Located minutes from Downtown San Francisco, the property offers access to dining options, cafes, and essential services. Public transportation is available, including SFMTA bus/light rail, bike lanes, and BART, connecting to the East Bay. The property size is 1230 square feet and the lot size is 0.2016 acres.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $336.8K
    NOI $30,308 @ 9.00% cap · cautious / downside scenario
    Moderate
    $433.0K
    NOI $30,308 @ 7.00% cap · market / base-case scenario
    Aggressive
    $606.2K
    NOI $30,308 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $54.2k $44.04
    − Vacancy −$13.8k −$11.19
    EGI $40.4k $32.85
    − OpEx −$10.1k −$8.21
    NOI $30.3k $24.64
    1,230 SF · lease $44.04/SF/yr · vacancy 25.40% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $433.0K
    $378.9K – $505.1K (±1% cap)
    NOI $30,308 @ 7.0% cap · market cap 5.06%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Retail
    $5.61M
    $4.91M – $6.54M (±1% cap)
    NOI $392,526 @ 7.0% cap · market cap 65.53%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Union Street Medspa: ... Spa & Massage Center Willow Surgery Center Physician Podiatry Plan Physician Clinical Training & Research Medical Clinic Solas Architecture, Inc. Architect

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Mateo
    State
    California
    Longitude
    -122.4212853
    Latitude
    37.783144

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    FAQs

    What type of property is this?
    Office units - Fifth-floor office condo with city views and flexible layout.
    Where is this office units located?
    The property is located at 203 Willow Street unit 503 San Francisco, CA.
    What is the asking price?
    The asking price for this property is $599,000.
    What are key features of this property?
    This property features: Prime location on Van Ness Ave with sweeping city views.; Versatile layout with four private rooms, three with abundant natural light.; Secure building with keycard access, after‑hours access, and surveillance cameras.
    (650) 271-2308
    We can help!
    Listing Contact
    Helen Yong
    Helen Yong
    Real Estate License ID: 01772827
    Learn More
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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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