Creative Live/Work Loft
For Sale
$2,998,000
Pending
1066 Bryant Street, San Francisco, CA 94103
Vacant live/work building with city views and creative potential.
Property Size6,600 SF
Lot Size0.06 Acres
Days on Market218
Property Features for 1066 Bryant Street
General Information
Standard status
Pending
Size
6,600 SF
Lot size
0.06 Acres
Property subtype
Commercial
Building Details
Year Built
1906
Listing Agency:
KW ADVISORS
(415) 483-9285
Listed By:
JENNIFER ROSDAIL · License #01349379
(415) 269-4663
Source:
Corcoran
Added: Jan 31
Changed: Jul 10
Last Checked: Jul 23 at 9:18AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW ADVISORS
Investment Insights
Based on property information with market context.
This vacant live/work building offers a unique opportunity for creative and sophisticated city living. The ground level features a large 4+ car garage with laundry and bath facilities, an entry foyer, and a skylit rear commercial suite with a full bath. The second level contains two four-room commercial suites, each equipped with a full bath. The top level is a stunning residence with panoramic city views, gleaming wood floors, two bedrooms, two full baths with glass brick shower enclosures, a gourmet open kitchen, and a full laundry. Stairs lead to a greenhouse-style pent room that opens to a large roof deck with city views. The property size is 6600 square feet.
Key Highlights
- Live/work building with commercial suites and residential space.
- Panoramic city views from the top‑level residence and roof deck.
- Huge 4+ car garage with laundry and bath.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$162,627
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.42%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,252,540
$3.3M
Cap Rate 7%
$2,323,243
$2.3M
Cap Rate 9%
$1,806,967
$1.8M
Market Conditions
NOI Build-Up for 6,600 SF
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.
Gross rent
$290.7K $44.04/SF
− Vacancy
−$73.8K −$11.19/SF
EGI
$216.8K $32.85/SF
− OpEx
−$54.2K −$8.21/SF
NOI
$162.6K $24.64/SF
Area
San Francisco, CA
Vacancy
25.40%
Lease Rate
$44.04 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,252,540
Cap Rate 7%
$2,323,243
Cap Rate 9%
$1,806,967
Alternative Uses
Best Use
Office B
$2.32M
$2.03M – $2.71M
NOI $162,627 @ 7.0% cap · market cap 5.42%
Second Best
Mixed Use
$2.10M
$1.84M – $2.45M
NOI $147,263 @ 7.0% cap · market cap 4.91%
Theoretical Best
Specialty Retail
$32.24M
$28.21M – $37.61M
NOI $2,256,680 @ 7.0% cap · market cap 75.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,143
Businesses Nearby
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
Market
Vacancy Rate% for Office in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Vacant live/work building with city views and creative potential.
Where is this live-work space located?
The property is located at 1066 Bryant Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,998,000.
What are key features of this property?
This property features: Live/work building with commercial suites and residential space.; Panoramic city views from the top‑level residence and roof deck.; Huge 4+ car garage with laundry and bath.
