Ground-Level Office
For Sale
$895,000
17-1155 Pine St, San Francisco, CA 94111
Ground-level office suite with five private offices, open work areas, reception, kitchenette, and bathroom.
Property Size2,627 SF
Price / SF$340.69
Days on Market462
Property Features for 17-1155 Pine St
General Information
Standard status
Active
Size
2,627 SF
Listing Agency:
City Real Estate
(415) 325-2295
Listed By:
Bradley W. Joe
(415) 269-8190
Source:
Exprealty
Added: Jun 1, 2025
Changed: Aug 20
Last Checked: Sep 4 at 12:06PM
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 City Real Estate
Investment Insights
Based on property information with market context.
This ground-level commercial office space is turnkey and configured for professional use, featuring five private offices, two open work areas, a spacious reception area, a kitchenette, and a bathroom. The suite has been freshly updated with new paint and carpeting throughout, and includes a private street-level entrance.
Located in Nob Hill, the building offers central connectivity with quick access to Muni, BART, downtown, Union Square, and the Financial District. The area is supported by a 99 Walk Score and a 100 Transit Score.
Suite #17 offers a flexible internal layout suitable for a range of office configurations while maintaining a clear separation between private offices and shared reception/work areas.
Located in Nob Hill, the building offers central connectivity with quick access to Muni, BART, downtown, Union Square, and the Financial District. The area is supported by a 99 Walk Score and a 100 Transit Score.
Suite #17 offers a flexible internal layout suitable for a range of office configurations while maintaining a clear separation between private offices and shared reception/work areas.
Key Highlights
- Ground‑level commercial office space totaling 2,627 sq ft with a spacious reception area
- Layout includes five private offices plus two open work areas for flexible configurations
- Includes kitchenette and bathroom
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
$64,730
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
7.23%
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%
$1,294,600
$1.3M
Cap Rate 7%
$924,714
$924.7K
Cap Rate 9%
$719,222
$719.2K
Market Conditions
NOI Build-Up for 2,627 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
$115.7K $44.04/SF
− Vacancy
−$29.4K −$11.19/SF
EGI
$86.3K $32.85/SF
− OpEx
−$21.6K −$8.21/SF
NOI
$64.7K $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%
$1,294,600
Cap Rate 7%
$924,714
Cap Rate 9%
$719,222
Alternative Uses
Best Use
Office B
$924.7K
$809.1K – $1.08M
NOI $64,730 @ 7.0% cap · market cap 7.23%
Second Best
Healthcare Medical
$713.3K
$624.2K – $832.2K
NOI $49,934 @ 7.0% cap · market cap 5.58%
Theoretical Best
Specialty Retail
$12.83M
$11.23M – $14.97M
NOI $898,227 @ 7.0% cap · market cap 100.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
31,123
Businesses Nearby
Explore this area
Business Placement
Demographics for 94111, CA
4,306
Population
3,050
Households
1.4
Avg Household Size
44
Median Age
65%
College-Educated
87%
High-School Grad
0.3 sq mi
ZIP Area
14,353
Density / Sq Mi
$131,343
Median Household Income
$90,965
Median Earnings
$2,334
Median Rent
$1,217,300
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 units - Ground-level office suite with five private offices, open work areas, reception, kitchenette, and bathroom.
Where is this office units located?
The property is located at 17-1155 Pine St San Francisco, CA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Ground‑level commercial office space totaling 2,627 sq ft with a spacious reception area; Layout includes five private offices plus two open work areas for flexible configurations; Includes kitchenette and bathroom
