Office Condominium with Private
For Sale
$765,000
490 Post Street # 804, San Francisco, CA 94102
Vacant office condominium with flexible professional layout, kitchen, private restroom, storage, and existing suite plumbing.
Property Size907 SF
Days on Market82
Property Features for 490 Post Street # 804
General Information
Standard status
Active
Size
907 SF
Property subtype
Office
Additional Details
Floor
8
Public Transit
Yes
Building Details
Building Size
907 SF
Year Built
1925
Listing Agency:
Berkshire Hathaway Drysdale Properties
(415) 926-5081
Listed By:
Robert B Collett
Source:
Swanngroupsf
Added: Jun 12
Changed: Aug 31
Last Checked: Aug 30 at 11:18PM
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 Berkshire Hathaway Drysdale Properties
Investment Insights
Based on property information with market context.
This vacant office condominium offers a practical professional layout with 4 private offices, a conference room with its own entrance, an entry and reception area, and a central connecting corridor. The suite also includes a kitchen, private restroom, and dedicated storage room with 220V electrical service that may accommodate laundry equipment. Large windows bring in natural light and provide downtown views. Plumbing infrastructure remains within the individual offices from prior medical and dental occupancy, supporting potential adaptation for medical, dental, wellness, consulting, or traditional office use.
The suite is located in a professionally managed building at 490 Post Street in San Francisco, within the Union Square business and retail district. Union Square, shopping, hotels, restaurants, public transportation, and parking facilities are described as being steps away. The building was constructed in 1925.
The suite is located in a professionally managed building at 490 Post Street in San Francisco, within the Union Square business and retail district. Union Square, shopping, hotels, restaurants, public transportation, and parking facilities are described as being steps away. The building was constructed in 1925.
Key Highlights
- 4 private offices plus a conference room with separate entrance
- Dedicated storage room with 220V electrical service
- Existing plumbing infrastructure in individual office suites
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
$22,349
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
2.92%
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%
$446,980
$447.0K
Cap Rate 7%
$319,271
$319.3K
Cap Rate 9%
$248,322
$248.3K
Market Conditions
NOI Build-Up for 907 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
$39.9K $44.04/SF
− Vacancy
−$10.1K −$11.19/SF
EGI
$29.8K $32.85/SF
− OpEx
−$7.4K −$8.21/SF
NOI
$22.3K $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%
$446,980
Cap Rate 7%
$319,271
Cap Rate 9%
$248,322
Alternative Uses
Best Use
Office B
$319.3K
$279.4K – $372.5K
NOI $22,349 @ 7.0% cap · market cap 2.92%
Second Best
Healthcare Medical
$246.3K
$215.5K – $287.3K
NOI $17,240 @ 7.0% cap · market cap 2.25%
Theoretical Best
Specialty Retail
$4.43M
$3.88M – $5.17M
NOI $310,123 @ 7.0% cap · market cap 40.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28,510
Businesses Nearby
Explore this area
Business Placement
Demographics for 94102, CA
39,432
Population
23,153
Households
1.7
Avg Household Size
40
Median Age
42%
College-Educated
81%
High-School Grad
0.7 sq mi
ZIP Area
56,331
Density / Sq Mi
$64,781
Median Household Income
$55,873
Median Earnings
$1,517
Median Rent
$996,300
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 - Vacant office condominium with flexible professional layout, kitchen, private restroom, storage, and existing suite plumbing.
Where is this office units located?
The property is located at 490 Post Street # 804 San Francisco, CA.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: 4 private offices plus a conference room with separate entrance; Dedicated storage room with 220V electrical service; Existing plumbing infrastructure in individual office suites
