Industrial Condo with Roll-Up
For Sale
Contact for pricing
390 Swift Ave, South San Francisco, CA 94080
Industrial condominium featuring high-ceiling office space, commercial kitchen, cooler/freezer, and a dry storage warehouse.
Property Size7,200 SF
Price / SF$511.11
Days on Market100
Property Features for 390 Swift Ave
General Information
Standard status
Active
Size
7,200 SF
Total Parking Spaces
19
Property subtype
INDUSTRIAL
Warehouse & Industrial
Heavy Power
Yes
Sprinkler System
Yes
Restaurant
Commercial Hood
Yes
Grease Trap
Yes
Amenities
bay views
Listing Agency:
CBRE | San Francisco
(415) 772-0123
Listed By:
Karl Hansen · License #01351383
(415) 706-6734
Source:
Moodyscre
Added: Jun 5
Changed: Sep 10
Last Checked: Sep 12 at 3:52AM
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 CBRE | San Francisco
Investment Insights
Based on property information with market context.
This industrial condominium totals 7,200 SF and includes a 2,600 SF high-ceiling office area with exposed ducting that can be converted to warehouse use. The property also features a 1,650 SF commercial kitchen with tiled floors, washable surfaces, and built-in equipment including hoods, sinks, and an in-floor grease trap. In addition, there is a 1,350 SF cooler and a 1,370 SF freezer, along with a 2,500 SF dry storage warehouse with an insulated ceiling. The building includes men’s and women’s restrooms suited for production staff and offers 3-phase/400-amp electrical service, a full building fire sprinkler system, and one roll-up door.
The property has bay views and 19 assigned parking spaces. Monthly condo association fees are listed at $809, and OPEX is listed at $0.36/SF/Mo.
With its production-support amenities and dedicated storage equipment, the configuration is well-suited for food or light industrial operations that require refrigeration and kitchen infrastructure.
The property has bay views and 19 assigned parking spaces. Monthly condo association fees are listed at $809, and OPEX is listed at $0.36/SF/Mo.
With its production-support amenities and dedicated storage equipment, the configuration is well-suited for food or light industrial operations that require refrigeration and kitchen infrastructure.
Key Highlights
- ±7,200 SF industrial condominium with high‑ceiling office, commercial kitchen, cooler/freezer, and dry storage warehouse
- ±2,600 SF office area with high ceiling and exposed ducting (can be converted to warehouse)
- Commercial kitchen includes tiled floors, washable surfaces, hoods, sinks, and an in‑floor grease trap
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
$329,686
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
8.96%
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%
$6,593,720
$6.6M
Cap Rate 7%
$4,709,800
$4.7M
Cap Rate 9%
$3,663,178
$3.7M
Market Conditions
NOI Build-Up for 7,200 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
$494.2K $68.64/SF
− Vacancy
−$23.2K −$3.23/SF
EGI
$471.0K $65.41/SF
− OpEx
−$141.3K −$19.62/SF
NOI
$329.7K $45.79/SF
Area
San Mateo County, CA
Vacancy
4.70%
Lease Rate
$68.64 /SF/Yr
Expense Ratio
30.00%
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%
$6,593,720
Cap Rate 7%
$4,709,800
Cap Rate 9%
$3,663,178
Alternative Uses
Best Use
Warehouse
$5.72M
$5.00M – $6.67M
NOI $400,333 @ 7.0% cap · market cap 10.88%
Second Best
Industrial
$4.71M
$4.12M – $5.49M
NOI $329,686 @ 7.0% cap · market cap 8.96%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Heavy power
Yes
Sprinkler system
Yes
Commercial hood
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
825
Businesses Nearby
Explore this area
Business Placement
Demographics for 94080, CA
66,592
Population
23,364
Households
2.9
Avg Household Size
40
Median Age
40%
College-Educated
86%
High-School Grad
10.2 sq mi
ZIP Area
6,529
Density / Sq Mi
$135,966
Median Household Income
$61,138
Median Earnings
$2,840
Median Rent
$1,159,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Refrigerated & cold storage - Industrial condominium featuring high-ceiling office space, commercial kitchen, cooler/freezer, and a dry storage warehouse.
Where is this refrigerated & cold storage located?
The property is located at 390 Swift Ave South San Francisco, CA.
What is the asking price?
The asking price for this property is $3,680,000.
What are key features of this property?
This property features: ±7,200 SF industrial condominium with high‑ceiling office, commercial kitchen, cooler/freezer, and dry storage warehouse; ±2,600 SF office area with high ceiling and exposed ducting (can be converted to warehouse); Commercial kitchen includes tiled floors, washable surfaces, hoods, sinks, and an in‑floor grease trap
