Live-Work Mixed-Use
For Sale
$4,500,000
Pending
266-270 14th St, San Francisco, CA 94103
Industrial-scale interiors combine workspace, residential amenities, and adaptable areas for creative or business use.
Property Size10,000 SF
Days on Market394
Property Features for 266-270 14th St
General Information
Standard status
Pending
Size
10,000 SF
Total Parking Spaces
2
Property subtype
Multi-Family Home
Building Details
Building Size
10,000 SF
Year Built
1924
Listing Agency:
Sotheby's International Realty - San Francisco Brokerage - Marina
Listed By:
Donald Sambucci
(415) 509-5713
Source:
Gregglynn
Added: Aug 21, 2025
Changed: Sep 12
Last Checked: Sep 17 at 1:01AM
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 - San Francisco Brokerage - Marina
Investment Insights
Based on property information with market context.
Designed by Stanley Saitowitz, this 10,000-square-foot mixed-use property combines an industrial setting with residential, creative, and business-oriented spaces. The centerpiece is a 50-by-60-foot main hall with 24-foot ceilings, a skylit pitched roof, and a suspended sculptural spiral iron staircase leading to a rooftop deck. The open layout supports use as a collaborative workspace, gallery, production studio, or event venue.
Residential features include a primary suite with a spa-like bath, walk-in closet, and direct access to a large private office. The open kitchen includes a 39-foot silvery granite island and connects to living and dining areas with a fireplace. Two additional ensuite rooms, a flexible green-wall space, laundry room, storage, and a wide garage with two-car side-by-side parking and 2 EV charging stations add functional depth. Built in 1924, the property is located at 266-270 14th St in San Francisco.
Residential features include a primary suite with a spa-like bath, walk-in closet, and direct access to a large private office. The open kitchen includes a 39-foot silvery granite island and connects to living and dining areas with a fireplace. Two additional ensuite rooms, a flexible green-wall space, laundry room, storage, and a wide garage with two-car side-by-side parking and 2 EV charging stations add functional depth. Built in 1924, the property is located at 266-270 14th St in San Francisco.
Key Highlights
- 10,000‑square‑foot mixed‑use property designed by Stanley Saitowitz
- 50‑by‑60‑foot main hall with 24‑foot ceilings, skylit pitched roof, and rooftop deck
- Primary suite approximately 30 x 19 ft with spa‑like bath and 10 X 13 walk‑in closet
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
$246,404
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
5.48%
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%
$4,928,080
$4.9M
Cap Rate 7%
$3,520,057
$3.5M
Cap Rate 9%
$2,737,822
$2.7M
Market Conditions
NOI Build-Up for 10,000 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
$440.4K $44.04/SF
− Vacancy
−$111.9K −$11.19/SF
EGI
$328.5K $32.85/SF
− OpEx
−$82.1K −$8.21/SF
NOI
$246.4K $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%
$4,928,080
Cap Rate 7%
$3,520,057
Cap Rate 9%
$2,737,822
Alternative Uses
Best Use
Office B
$3.52M
$3.08M – $4.11M
NOI $246,404 @ 7.0% cap · market cap 5.48%
Second Best
Mixed Use
$3.19M
$2.79M – $3.72M
NOI $223,125 @ 7.0% cap · market cap 4.96%
Theoretical Best
Specialty Retail
$48.85M
$42.74M – $56.99M
NOI $3,419,213 @ 7.0% cap · market cap 75.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9,867
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?
Mixed-use property - Industrial-scale interiors combine workspace, residential amenities, and adaptable areas for creative or business use.
Where is this mixed-use property located?
The property is located at 266-270 14th St 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: 10,000‑square‑foot mixed‑use property designed by Stanley Saitowitz; 50‑by‑60‑foot main hall with 24‑foot ceilings, skylit pitched roof, and rooftop deck; Primary suite approximately 30 x 19 ft with spa‑like bath and 10 X 13 walk‑in closet
