Functional Office Condo with
For Sale
Contact for pricing
203 Willow St, San Francisco, CA 94109
Fifth-floor office condo in prime location with city views.
Property Size1,230 SF
Price / SF$486.99
Days on Market164
Property Features for 203 Willow St
General Information
Standard status
Active
Size
1,230 SF
Property subtype
Office
Building Details
Year Built
1983
Buildings
1
Listing Agency:
eXp Commercial of California Inc.
(650) 271-2308
Listed By:
Helen Yong · License #01772827
Source:
Crexi
Added: Mar 3
Changed: Aug 8
Last Checked: Aug 8 at 3:13PM
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 eXp Commercial of California Inc.
Investment Insights
Based on property information with market context.
This fifth-floor office condo provides a functional workspace in a prime location with expansive city views. The suite is well-suited for professional services, medical or therapy use, or a collaborative office environment, and includes a reception area and four private rooms. Three offices feature large windows that provide abundant natural light and views. The fourth interior room offers a quiet, windowless space suitable for a conference room, storage, or focused work area. The flexible layout allows for easy reconfiguration to accommodate a variety of business needs. The building provides secure keycard access to both the main entrance and elevator during and after standard business hours, along with surveillance cameras on each floor. Restrooms are conveniently located on every level and are professionally maintained by the building association. Reserved parking may be available for an additional monthly fee, subject to limited availability. Ideally located just minutes from Downtown San Francisco, the property is surrounded by dining options, cafes, and essential services. Excellent access to public transportation, including SFMTA bus and light rail lines, bike lanes, and nearby BART connections to the East Bay, makes commuting convenient for employees and clients alike. The property size is 1230 square feet.
Key Highlights
- Prime Van Ness Avenue location with expansive city views.
- Highly functional workspace suitable for various professional uses (office, medical, therapy).
- Flexible layout with four private rooms and reception area, easily reconfigurable.
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
$30,308
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
5.06%
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%
$606,160
$606.2K
Cap Rate 7%
$432,971
$433.0K
Cap Rate 9%
$336,756
$336.8K
Market Conditions
NOI Build-Up for 1,230 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
$54.2K $44.04/SF
− Vacancy
−$13.8K −$11.19/SF
EGI
$40.4K $32.85/SF
− OpEx
−$10.1K −$8.21/SF
NOI
$30.3K $24.64/SF
Area
ZIP 94109
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%
$606,160
Cap Rate 7%
$432,971
Cap Rate 9%
$336,756
Alternative Uses
Best Use
Office B
$433.0K
$378.9K – $505.1K
NOI $30,308 @ 7.0% cap · market cap 5.06%
Second Best
Healthcare Medical
$291.0K
$254.6K – $339.5K
NOI $20,369 @ 7.0% cap · market cap 3.40%
Theoretical Best
Retail
$5.61M
$4.91M – $6.54M
NOI $392,526 @ 7.0% cap · market cap 65.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16,130
Businesses Nearby
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
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 - Fifth-floor office condo in prime location with city views.
Where is this office units located?
The property is located at 203 Willow St San Francisco, CA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Prime Van Ness Avenue location with expansive city views.; Highly functional workspace suitable for various professional uses (office, medical, therapy).; Flexible layout with **four private rooms and reception area**, easily reconfigurable.
