Two Office Condos with En-Suite
For Sale
$500,000
406-7-950 Stockton St, San Francisco, CA 94108
Adjacent units provide flexible layouts for owner occupancy or leasing.
Property Size1,845 SF
Price / SF$271
Days on Market93
Property Features for 406-7-950 Stockton St
General Information
Standard status
Active
Size
1,845 SF
Additional Details
Public Transit
Yes
Listing Agency:
Andersen, Jung & Co.
(415) 699-0843
Listed By:
Monica H. Chung · License #01079185
(415) 699-0843
Source:
Exprealty
Added: Jun 1
Changed: Aug 30
Last Checked: Aug 31 at 7:57PM
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 Andersen, Jung & Co.
Investment Insights
Based on property information with market context.
This offering includes two interior office condominium units at Mandarin Towers, with a combined property size of 1,845 SF. Each unit includes a private en-suite bath. Unit #406 features a large open area plus two smaller offices, while Unit #407 provides a large open area, a smaller open area, and three smaller offices. The units are available together or separately.
The property is located in San Francisco’s Chinatown, directly across from the Chinatown Metro station. Union Square, the Financial District, North Beach, and Nob Hill are identified as minutes away. The layouts support professional office use, with medical and med spa applications subject to buyer verification. The configuration also allows an owner-user to occupy one or both units or lease space independently.
The property is located in San Francisco’s Chinatown, directly across from the Chinatown Metro station. Union Square, the Financial District, North Beach, and Nob Hill are identified as minutes away. The layouts support professional office use, with medical and med spa applications subject to buyer verification. The configuration also allows an owner-user to occupy one or both units or lease space independently.
Key Highlights
- Two interior office condominium units at Mandarin Towers
- 1,845 SF property size
- Private en‑suite bath in each unit
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
$45,462
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
9.09%
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%
$909,240
$909.2K
Cap Rate 7%
$649,457
$649.5K
Cap Rate 9%
$505,133
$505.1K
Market Conditions
NOI Build-Up for 1,845 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
$81.3K $44.04/SF
− Vacancy
−$20.6K −$11.19/SF
EGI
$60.6K $32.85/SF
− OpEx
−$15.2K −$8.21/SF
NOI
$45.5K $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%
$909,240
Cap Rate 7%
$649,457
Cap Rate 9%
$505,133
Alternative Uses
Best Use
Office B
$649.5K
$568.3K – $757.7K
NOI $45,462 @ 7.0% cap · market cap 9.09%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$9.01M
$7.89M – $10.51M
NOI $630,845 @ 7.0% cap · market cap 126.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
31,653
Businesses Nearby
Explore this area
Business Placement
Demographics for 94108, CA
13,097
Population
7,730
Households
1.7
Avg Household Size
42
Median Age
45%
College-Educated
76%
High-School Grad
0.3 sq mi
ZIP Area
43,657
Density / Sq Mi
$63,864
Median Household Income
$53,617
Median Earnings
$1,562
Median Rent
$1,207,500
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 - Adjacent units provide flexible layouts for owner occupancy or leasing.
Where is this office units located?
The property is located at 406-7-950 Stockton St San Francisco, CA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two interior office condominium units at Mandarin Towers; 1,845 SF property size; Private en‑suite bath in each unit
