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    Union Square Penthouse Condo Title is generated by Realmo AI

    490 Post #1701, San Francisco, CA 94102

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    For Sale
    $1,945,000

    Turn-key penthouse condo in Union Square with private rooftop terrace.

    Property size:
    2,244 SF
    Price / SF:
    $866/SF
    Added:
    Apr 22, 2025
    Days on Market:
    407
    Last Refresh:
    Mar 16 at 9:09 am

    Property Features for 490 Post #1701

    General Information

    Standard status
    Active
    Size
    2,244 SF

    Building Details

    Year Built
    1925

    We can help!

    Listing Contact
    GARRICK LUU

    Listing agent GARRICK LUU

    Listing office COLDWELL BANKER REALTY

    Listing date Apr 22, 2025

    Source Corcoran

    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 COLDWELL BANKER REALTY

    HighLights

    • Private rooftop terrace with stunning, unobstructed views of Downtown, Nob Hill, and Salesforce Tower.
    • Prime Union Square location in the 'Medico‑Dental Building', half a block from Union Square.
    • Turn‑key Penthouse Condo, ideal for investors or owner‑users, currently operating as a multi‑tenant Med Spa.
    • 2,244 square feet with 8 private offices and a flexible layout suitable for various professional services.
    • Unique features including vaulted ceilings, storage, and exposed original brick.
    • Located in a 17‑story medical office building designed by renowned architect George Kelman.

    Overview

    Located in the heart of Union Square, 490 Post Street, Suites 1701 + 1702, presents a unique penthouse condo opportunity. This 2,244 square foot space features 8 private offices and a private rooftop terrace with unobstructed views of Downtown, Nob Hill, and Salesforce Tower. The property is situated in the 'Medico-Dental Building' at 490 Post, a 17-story medical office building designed by George Kelman and constructed in 1928, located half a block from Union Square and across from the St. Francis Hotel. Remodeled in the early 2000s, the space includes vaulted ceilings, storage, exposed original brick, and a spacious lobby that opens to the terrace. Currently operated as a multi-tenant Med Spa with private and shared month-to-month leases, it is suitable for investors and owner-users. The current tenant mix is a blend of high-end medical practices that enjoy cross promotion and synergy. The layout is flexible for various professional services. The views from the private rooftop terrace are unparalleled, facing North and East.
    Property Profile Location Intelligence

    Current Use by Public Records

    Dr. Issa G. ... Dental Office Yu James K ... Dental Office Endodontic Arts of San ... Dental Office Union Square Endodontics Dental Office Dr. Vladimir Shuster, ... Dental Office

    Suggested Use

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

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

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    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Mateo
    State
    California
    Longitude
    -122.41
    Latitude
    37.7884

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    FAQs

    What type of property is this?
    Medical Office Space - Turn-key penthouse condo in Union Square with private rooftop terrace.
    Where is this medical office space located?
    The property is located at 490 Post #1701 San Francisco, CA.
    What is the asking price?
    The asking price for this property is $1,945,000.
    What are key features of this property?
    This property features: Private rooftop terrace with stunning, unobstructed views of Downtown, Nob Hill, and Salesforce Tower.; Prime Union Square location in the 'Medico‑Dental Building', half a block from Union Square.; Turn‑key Penthouse Condo, ideal for investors or owner‑users, currently operating as a multi‑tenant Med Spa.
    We can help!
    Listing Contact
    GARRICK LUU
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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.

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