Integrated Live/Work Creative
266 14th Street, San Francisco, CA 94103
Adaptable live/work property designed for functionality and creative expression.
Type:Commercial
Property size:
10,102 SFPrice / SF:
$445/SF- Added:
- May 21, 2026
- Days on Market:
- 8
- Last Refresh:
- May 27 at 7:18 am
Property Features for 266 14th Street
General Information
- Standard status
- Active
- Size
- 10,102 SF
- Property subtype
- Commercial
Building Details
- Year Built
- 1924
Listing agent DONALD SAMBUCCI
Listing office SOTHEBY'S INTERNATIONAL REALTY (415) 929-1500
Listing date May 21, 2026
Source Corcoran
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 SOTHEBY'S INTERNATIONAL REALTY
HighLights
- Unique live/work property suitable for residential living, creative production, or business use.
- Dramatic 50‑by‑60‑foot main hall with 24‑foot ceilings and skylit pitched roof.
- Primary suite with spa‑like bath, 10 X 13 walk‑in closet, and direct access to a large private office.
- Open kitchen with a 39‑foot silvery granite island and generous living/dining areas (51 X 21 ft) with a fireplace.
- Two‑car garage with 2 EV charging stations and ample storage.
- Architecturally significant property with a legacy of innovation.
Overview
This integrated live/work property is designed for those who value functionality and creative expression. Combining architectural scale and modern adaptability, it offers the opportunity to own a space that supports a dynamic, multi-purpose lifestyle. Originally a Lucky Strike warehouse, and later home to the avant-garde Capp Street Project and an art studio for 20 years, this property carries a legacy of innovation and cultural relevance. Its industrial origins remain evident, while thoughtful transformations have created a flexible environment designed by Stanley Saitowitz. At the center is a 50-by-60-foot main hall with 24-foot ceilings, a skylit pitched roof, and a suspended sculptural spiral iron staircase leading from the ground floor to a rooftop deck. This expansive space is suited for a collaborative workspace, gallery, production studio, or event venue. The mezzanine level introduces a refined residential element. The primary suite, approximately 30 x 19 ft, offers a private retreat with a spa-like bath, a 10 X 13 walk-in closet, and direct access to a large private office on the ground floor. A green wall and skylight soften the industrial aesthetic. A 39-foot silvery granite island anchors the open kitchen, which flows into generous living and dining areas that is almost 51 X 21 ft with a fireplace suited for entertaining or informal meetings. Two additional ensuite rooms and a flexible space with a green wall for work outs or collaborators are included, as well as a laundry room and an additional staircase leading down to the main level. A wide garage fits 2 cars s/s with 2 EV charging stations and ample storage. Adaptable and distinctive, this 10,102 square foot property is suited for residential living, creative production, business use, or a hybrid of all three.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$2.77M
NOI $248,917 @ 9.00% cap · cautious / downside scenario
Moderate
$3.56M
NOI $248,917 @ 7.00% cap · market / base-case scenario
Aggressive
$4.98M
NOI $248,917 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $444.9k | $44.04 |
| − Vacancy | −$113.0k | −$11.19 |
| EGI | $331.9k | $32.85 |
| − OpEx | −$83.0k | −$8.21 |
| NOI | $248.9k | $24.64 |
10,102 SF · lease $44.04/SF/yr · vacancy 25.40% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$3.56M
$3.11M – $4.15M
NOI $248,917 @ 7.0% cap · market cap 5.53%
Second Best
Mixed Use
$3.22M
$2.82M – $3.76M
NOI $225,401 @ 7.0% cap · market cap 5.01%
Theoretical Best
Specialty Retail
$49.34M
$43.18M – $57.57M
NOI $3,454,088 @ 7.0% cap · market cap 76.76%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Creative space
Location Insight
- Map
- Local Demand
- City
- San Francisco
- County
- San Mateo
- State
- California
- Longitude
- -122.4193
- Latitude
- 37.768555
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Adaptable live/work property designed for functionality and creative expression.
Where is this mixed-use property located?
The property is located at 266 14th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Unique live/work property suitable for residential living, creative production, or business use.; **Dramatic 50‑by‑60‑foot main hall with 24‑foot ceilings and skylit pitched roof.**; **Primary suite with spa‑like bath, 10 X 13 walk‑in closet, and direct access to a large private office.**
