Creative Space With
For Sale
$1,500,000
1645 Mission St, San Francisco, CA 94103
Single-story condominium with upgraded finishes, flexible entrances, and a transit-connected San Francisco location.
Property Size3,889 SF
Price / SF$385.70
Days on Market48
Property Features for 1645 Mission St
General Information
Standard status
Active
Size
3,889 SF
Net Rentable
3,889 SF
Property subtype
Office Vacant-User
Additional Details
Asking Price
$1,500,000
Public Transit
Yes
Office Units
1
Amenities
Second generation, fully improved office and/or retail space. High-end finishes and light fixtures.
Nearby Civic Center BART Station, multiple Muni bus and light rail lines - accessibility to all parts of the city.
Proximity to Interstate 80 and Highway 101 make it accessible to owner-operator staff and clientele/customer base.
Secure, covered parking available with monthly charge.
Opportunity for owner-users to occupy the ground floor office/retail space. SBA financing structures allow for as low as 10% down payment.
Building Details
Building Size
3,889 SF
Year Built
2002
Year Renovated
2017
Stories
1
Listing Agency:
Marcus & Millichap - San Francisco
Listed By:
Quentin Caruso · License #License(s): CA: 02074286
(415) 625-2180
Source:
Marcusmillichap
Added: Aug 2
Changed: Sep 4
Last Checked: Sep 16 at 12:13PM
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 Marcus & Millichap - San Francisco
Investment Insights
Based on property information with market context.
This single-story creative space condominium contains 3,889 rentable square feet, with a 750-square-foot mezzanine that expands the usable configuration above the 19-foot main-floor ceiling. The property was built in 2002 and renovated in 2017, with Italian marble finishes, motion-controlled Title 24 LED lighting, Hunter Douglas shades, hardwood flooring, and acoustic ceiling tiles. Three dedicated entrances from Mission Street support either a unified occupancy plan or separation into multiple suites. Secure covered parking is available for monthly rental.
The property is located at 1645 Mission St in San Francisco, at Van Ness and Mission Street. It is one block from the consolidated Permit Center and near hundreds of residential units that are approved, under construction, or recently delivered. Walk Score is 96, Bike Score is 99, and Transit Score is 100. The location is identified as part of the SoMa/Mission submarket.
The property is located at 1645 Mission St in San Francisco, at Van Ness and Mission Street. It is one block from the consolidated Permit Center and near hundreds of residential units that are approved, under construction, or recently delivered. Walk Score is 96, Bike Score is 99, and Transit Score is 100. The location is identified as part of the SoMa/Mission submarket.
Key Highlights
- 3,889 rentable square feet of creative space in a condominium format
- 750‑square‑foot mezzanine with hardwood flooring and acoustic ceiling tiles
- 19‑foot ceiling on the main floor
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
$95,826
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
6.39%
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%
$1,916,520
$1.9M
Cap Rate 7%
$1,368,943
$1.4M
Cap Rate 9%
$1,064,733
$1.1M
Market Conditions
NOI Build-Up for 3,889 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
$171.3K $44.04/SF
− Vacancy
−$43.5K −$11.19/SF
EGI
$127.8K $32.85/SF
− OpEx
−$31.9K −$8.21/SF
NOI
$95.8K $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%
$1,916,520
Cap Rate 7%
$1,368,943
Cap Rate 9%
$1,064,733
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.60M
NOI $95,826 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.00M
$16.62M – $22.16M
NOI $1,329,732 @ 7.0% cap · market cap 88.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
9,890
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in San Francisco, CA
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Frequently Asked Questions
What type of property is this?
Creative space - Single-story condominium with upgraded finishes, flexible entrances, and a transit-connected San Francisco location.
Where is this creative space located?
The property is located at 1645 Mission St San Francisco, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 3,889 rentable square feet of creative space in a condominium format; 750‑square‑foot mezzanine with hardwood flooring and acoustic ceiling tiles; 19‑foot ceiling on the main floor
