Creative Production
For Sale
$1,250,000
11-50 Mendell St, San Francisco, CA 94124
Industrial condominium configured for recording, photo, video, and client-facing production work.
Property Size2,077 SF
Price / SF$601.83
Days on Market10
Property Features for 11-50 Mendell St
General Information
Standard status
Active
Size
2,077 SF
Total Parking Spaces
4
Additional Details
HOA Fee
$750
Listing Agency:
Compass Commercial
(415) 345-3000
Listed By:
Davis Trucdan Nguyen · License #01509978
(415) 412-5703
Source:
Exprealty
Added: Aug 28
Changed: Sep 6
Last Checked: Sep 6 at 2:24PM
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 Compass Commercial
Investment Insights
Based on property information with market context.
This 2,077 SF industrial condominium is configured as a creative production facility with three studio areas. Two larger studios include control rooms with producer and client seating, connected recording booths, and interior viewing windows. A third studio is arranged for photo and video color-grading work. The improvements also include a lounge and dining area, kitchenette, and a finished two-room front office with reception space.
Four off-street parking spaces serve the property. The facility is located in San Francisco’s Bayview and combines production areas with administrative, client, and amenity spaces within a single condominium footprint.
Four off-street parking spaces serve the property. The facility is located in San Francisco’s Bayview and combines production areas with administrative, client, and amenity spaces within a single condominium footprint.
Key Highlights
- 2,077 SF industrial condominium in San Francisco’s Bayview
- Two large studios with control rooms and connected recording booths
- Third studio configured for photo and video color‑grading work
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
$51,178
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
4.09%
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%
$1,023,560
$1.0M
Cap Rate 7%
$731,114
$731.1K
Cap Rate 9%
$568,644
$568.6K
Market Conditions
NOI Build-Up for 2,077 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
$91.5K $44.04/SF
− Vacancy
−$23.2K −$11.19/SF
EGI
$68.2K $32.85/SF
− OpEx
−$17.1K −$8.21/SF
NOI
$51.2K $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%
$1,023,560
Cap Rate 7%
$731,114
Cap Rate 9%
$568,644
Alternative Uses
Best Use
Office B
$731.1K
$639.7K – $853.0K
NOI $51,178 @ 7.0% cap · market cap 4.09%
Second Best
Industrial
$504.7K
$441.6K – $588.8K
NOI $35,330 @ 7.0% cap · market cap 2.83%
Theoretical Best
Specialty Retail
$10.15M
$8.88M – $11.84M
NOI $710,170 @ 7.0% cap · market cap 56.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,204
Businesses Nearby
Explore this area
Business Placement
Demographics for 94124, CA
39,445
Population
11,780
Households
3.3
Avg Household Size
37
Median Age
27%
College-Educated
75%
High-School Grad
4.8 sq mi
ZIP Area
8,218
Density / Sq Mi
$82,928
Median Household Income
$42,683
Median Earnings
$1,368
Median Rent
$1,043,200
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?
Creative space - Industrial condominium configured for recording, photo, video, and client-facing production work.
Where is this creative space located?
The property is located at 11-50 Mendell St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2,077 SF industrial condominium in San Francisco’s Bayview; Two large studios with control rooms and connected recording booths; Third studio configured for photo and video color‑grading work
