Remodeled Office with Residential
For Sale
Contact for pricing
335 S Van Ness Ave, San Francisco, CA
Remodeled office space with attached garage and residential unit.
Property Size6,000 SF
Lot Size0.09 Acres
Price / SF$500
Days on Market1018
Property Features for 335 S Van Ness Ave
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.09 Acres
Property subtype
OFFICE
Listing Agency:
Starboard Commercial Real Estate
(415) 710-7768
Listed By:
Craig Hansson · License #018
(415) 710-7768
Source:
Moodyscre
Added: Oct 26, 2023
Changed: Aug 8
Last Checked: May 19 at 9:48PM
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 Starboard Commercial Real Estate
Investment Insights
Based on property information with market context.
This property features a newly remodeled office space with an open floor plan, light wood flooring, and a modern conceptual design. The office includes a full kitchen, two bathrooms (one with a shower), and ample storage/closet space. A single-car parking garage is attached to the office, providing user parking or storage. The property also includes a one-bedroom residential unit with an open plan kitchen, plenty of natural light, and an exclusive rooftop deck. The property is currently leased to a nonprofit on a month-to-month tenancy, allowing a future owner to extend the lease or use the space.
Key Highlights
- Newly remodeled open floor plan
- Full kitchen and two bathrooms, one with shower
- Enjoy the exclusive rooftop deck
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
$147,842
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
4.93%
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%
$2,956,840
$3.0M
Cap Rate 7%
$2,112,029
$2.1M
Cap Rate 9%
$1,642,689
$1.6M
Market Conditions
NOI Build-Up for 6,000 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
$264.2K $44.04/SF
− Vacancy
−$67.1K −$11.19/SF
EGI
$197.1K $32.85/SF
− OpEx
−$49.3K −$8.21/SF
NOI
$147.8K $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%
$2,956,840
Cap Rate 7%
$2,112,029
Cap Rate 9%
$1,642,689
Alternative Uses
Best Use
Office B
$2.11M
$1.85M – $2.46M
NOI $147,842 @ 7.0% cap · market cap 4.93%
Second Best
Mixed Use
$1.91M
$1.67M – $2.23M
NOI $133,875 @ 7.0% cap · market cap 4.46%
Theoretical Best
Specialty Retail
$29.31M
$25.64M – $34.19M
NOI $2,051,528 @ 7.0% cap · market cap 68.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,400
Businesses Nearby
Explore this area
Business Placement
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?
Office units - Remodeled office space with attached garage and residential unit.
Where is this office units located?
The property is located at 335 S Van Ness Ave San Francisco, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Newly remodeled open floor plan; Full kitchen and two bathrooms, one with shower; Enjoy the exclusive rooftop deck
