Multi-Level Creative Office
For Sale
$5,800,000
310 7th Street, San Francisco, CA 94103
Four levels of open office space with sandblasted brick, exposed timber, and original fir floors, plus an 11-car lot.
Property Size15,000 SF
Days on Market136
Property Features for 310 7th Street
General Information
Standard status
Active
Size
15,000 SF
Total Parking Spaces
10
Zoning
NCT and Residential
Amenities
Skylight(s), Showroom, Server Room, Reception Area, Patio, Living Area in Building, Kitchen Facilities, Beam and Post Ceilings, 12 to 18 Ft Ceilings
Accessible Kitchen
Zoned, Multi Units
Central
Elevator
Open, Private
Building Details
Building Size
15,000 SF
Year Built
1922
Buildings
1
Stories
4
Listing Agency:
Colton Commercial & Partners Inc
(415) 407-3997
Listed By:
Jay Shaffer · License #01444640
(415) 407-3997
Source:
Evrealestate
Added: Apr 11
Changed: Aug 23
Last Checked: Aug 24 at 4:59AM
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 Colton Commercial & Partners Inc
Investment Insights
Based on property information with market context.
310 7th Street, also known as “The Magic Factory,” is a for-sale creative office building featuring four levels of open space. Interior details include sandblasted brick walls, rows of exposed timber, original fir floors, and bright operable industrial steel windows. The building is designed to bring in natural light on three sides.
The property includes an 11-car parking lot and is being delivered vacant upon close of escrow.
Originally built as a furniture factory, it has been preserved and today operates as a multi-disciplinary creative firm. The offering is presented as a turnkey vacancy at the time of sale.
The property includes an 11-car parking lot and is being delivered vacant upon close of escrow.
Originally built as a furniture factory, it has been preserved and today operates as a multi-disciplinary creative firm. The offering is presented as a turnkey vacancy at the time of sale.
Key Highlights
- Four levels of open industrial‑style office space with gorgeously sandblasted brick walls and rows of exposed timber
- Bright, operable industrial steel windows on three sides for natural light
- Original fir floors retained throughout
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
$369,606
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
6.37%
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%
$7,392,120
$7.4M
Cap Rate 7%
$5,280,086
$5.3M
Cap Rate 9%
$4,106,733
$4.1M
Market Conditions
NOI Build-Up for 15,000 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
$660.6K $44.04/SF
− Vacancy
−$167.8K −$11.19/SF
EGI
$492.8K $32.85/SF
− OpEx
−$123.2K −$8.21/SF
NOI
$369.6K $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%
$7,392,120
Cap Rate 7%
$5,280,086
Cap Rate 9%
$4,106,733
Alternative Uses
Best Use
Office B
$5.28M
$4.62M – $6.16M
NOI $369,606 @ 7.0% cap · market cap 6.37%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$73.27M
$64.11M – $85.48M
NOI $5,128,819 @ 7.0% cap · market cap 88.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12,243
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?
Creative space - Four levels of open office space with sandblasted brick, exposed timber, and original fir floors, plus an 11-car lot.
Where is this creative space located?
The property is located at 310 7th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $5,800,000.
What are key features of this property?
This property features: Four levels of open industrial‑style office space with gorgeously sandblasted brick walls and rows of exposed timber; Bright, operable industrial steel windows on three sides for natural light; Original fir floors retained throughout
