Office Condo with En-Suite
For Sale
$288,000
407-950 Stockton St, San Francisco, CA 94108
Move-in-condition office condo with flexible workspace and access to professional, office, and buyer-verified medical uses.
Property Size1,021 SF
Price / SF$282.08
Days on Market93
Property Features for 407-950 Stockton St
General Information
Standard status
Active
Size
1,021 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 31
Last Checked: Aug 30 at 11:12PM
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 office condominium at Mandarin Towers offers 1021 square feet of interior workspace in move-in condition. The layout combines a large open work area, a smaller open area, three private offices, and a private en-suite bath, creating a practical configuration for a range of professional office operations.
The property is located at 407-950 Stockton St in San Francisco’s Chinatown, directly across from the Chinatown Metro station. Union Square, the Financial District, North Beach, and Nob Hill are all identified as nearby destinations. Professional and office uses are supported by the existing configuration, while any medical or med spa application should be independently verified by the buyer.
The property is located at 407-950 Stockton St in San Francisco’s Chinatown, directly across from the Chinatown Metro station. Union Square, the Financial District, North Beach, and Nob Hill are all identified as nearby destinations. Professional and office uses are supported by the existing configuration, while any medical or med spa application should be independently verified by the buyer.
Key Highlights
- 1021‑square‑foot office condominium at Mandarin Towers
- Large open area, secondary open area, and 3 smaller offices
- Private en‑suite bath
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
$25,158
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
8.74%
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%
$503,160
$503.2K
Cap Rate 7%
$359,400
$359.4K
Cap Rate 9%
$279,533
$279.5K
Market Conditions
NOI Build-Up for 1,021 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
$45.0K $44.04/SF
− Vacancy
−$11.4K −$11.19/SF
EGI
$33.5K $32.85/SF
− OpEx
−$8.4K −$8.21/SF
NOI
$25.2K $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%
$503,160
Cap Rate 7%
$359,400
Cap Rate 9%
$279,533
Alternative Uses
Best Use
Office B
$359.4K
$314.5K – $419.3K
NOI $25,158 @ 7.0% cap · market cap 8.74%
Second Best
Healthcare Medical
$277.2K
$242.6K – $323.5K
NOI $19,407 @ 7.0% cap · market cap 6.74%
Theoretical Best
Specialty Retail
$4.99M
$4.36M – $5.82M
NOI $349,102 @ 7.0% cap · market cap 121.22%
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 - Move-in-condition office condo with flexible workspace and access to professional, office, and buyer-verified medical uses.
Where is this office units located?
The property is located at 407-950 Stockton St San Francisco, CA.
What is the asking price?
The asking price for this property is $288,000.
What are key features of this property?
This property features: 1021‑square‑foot office condominium at Mandarin Towers; Large open area, secondary open area, and 3 smaller offices; Private en‑suite bath
