West SOMA Office/Flex
For Sale
$3,400,000
449 10th Street, San Francisco, CA 94103
9,090 SF office/flex building in West SOMA, San Francisco.
Property Size9,090 SF
Price / SF$374.04
Days on Market546
Property Features for 449 10th Street
General Information
Standard status
Active
Size
9,090 SF
Property subtype
Office
Building Details
Building Size
9,090 SF
Year Built
1980
Listing Agency:
Colliers International
(415) 788-3100
Listed By:
Nicole Flores · License #01988919
Source:
Realestatenovo
Added: Mar 1, 2025
Changed: Aug 23
Last Checked: Aug 28 at 6:41PM
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 Colliers International
Investment Insights
Based on property information with market context.
This is a single-tenant, 9,090 square foot, well-maintained office/flex building located in West SOMA near Showplace Square in San Francisco. The building features two levels of office space. It includes four covered, side-by-side on-site parking stalls. The interior has a mix of private offices and open office areas. The top floor benefits from several skylights that provide natural light. The property is located on 10th Street, across from Costco, and offers proximity to the Hwy 101 and I-80 onramps, providing accessibility throughout the Bay Area. It has a transit score of 100/100.
Key Highlights
- Perfect 100/100 transit score indicating incredible Bay Area wide accessibility via Hwy 101 and I‑80 onramps.
- Located in West SOMA near Showplace Square in San Francisco, across from Costco.
- 9,090 square foot well‑maintained office/flex building.
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
$223,981
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
6.59%
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%
$4,479,620
$4.5M
Cap Rate 7%
$3,199,729
$3.2M
Cap Rate 9%
$2,488,678
$2.5M
Market Conditions
NOI Build-Up for 9,090 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
$400.3K $44.04/SF
− Vacancy
−$101.7K −$11.19/SF
EGI
$298.6K $32.85/SF
− OpEx
−$74.7K −$8.21/SF
NOI
$224.0K $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%
$4,479,620
Cap Rate 7%
$3,199,729
Cap Rate 9%
$2,488,678
Alternative Uses
Best Use
Office B
$3.20M
$2.80M – $3.73M
NOI $223,981 @ 7.0% cap · market cap 6.59%
Second Best
Industrial
$2.21M
$1.93M – $2.58M
NOI $154,621 @ 7.0% cap · market cap 4.55%
Theoretical Best
Specialty Retail
$44.40M
$38.85M – $51.80M
NOI $3,108,064 @ 7.0% cap · market cap 91.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10,363
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?
Office building - 9,090 SF office/flex building in West SOMA, San Francisco.
Where is this office building located?
The property is located at 449 10th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Perfect 100/100 transit score indicating incredible Bay Area wide accessibility via Hwy 101 and I‑80 onramps.; Located in West SOMA near Showplace Square in San Francisco, across from Costco.; 9,090 square foot well‑maintained office/flex building.
