Creative Production
For Sale
$1,250,000
50 Mendell Street, San Francisco, CA 94124
Industrial condominium with multiple studios, office and reception areas, a kitchenette, lounge, and off-street parking.
Property Size2,077 SF
Price / SF$601.83
Days on Market8
Property Features for 50 Mendell Street
General Information
Standard status
Active
Size
2,077 SF
Total Parking Spaces
4
Property subtype
Industrial
Additional Details
HOA Fee
$750
Office Units
1
Amenities
3
4 Parking Spaces.
Building Details
Year Built
1982
Listing Agency:
(415) 412-5703
Listed By:
Compass Commercial
(415) 412-5703
Source:
Xome
Added: Aug 25
Changed: Aug 31
Last Checked: Aug 31 at 1:17PM
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 Compass Commercial
Investment Insights
Based on property information with market context.
This 2,077 SF industrial condominium in San Francisco’s Bayview neighborhood was built in 1982 and configured for creative production. The layout includes two larger studio rooms, each with a control room, client and producer seating, an adjacent recording booth, and interior viewing windows. A third studio is arranged for photo and video color-grading work without a recording booth.
Additional improvements include a lounge and dining area, kitchenette, and a finished two-room front office with reception space. The property includes four off-street parking spaces and is located at 50 Mendell Street in San Francisco, California.
Additional improvements include a lounge and dining area, kitchenette, and a finished two-room front office with reception space. The property includes four off-street parking spaces and is located at 50 Mendell Street in San Francisco, California.
Key Highlights
- 2,077 SF industrial condominium built in 1982
- Two larger studios with control rooms and adjacent recording booths
- Third studio configured for photo and video color grading
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
$51,178
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
4.09%
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%
$1,023,560
$1.0M
Cap Rate 7%
$731,114
$731.1K
Cap Rate 9%
$568,644
$568.6K
Market Conditions
NOI Build-Up for 2,077 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
$91.5K $44.04/SF
− Vacancy
−$23.2K −$11.19/SF
EGI
$68.2K $32.85/SF
− OpEx
−$17.1K −$8.21/SF
NOI
$51.2K $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%
$1,023,560
Cap Rate 7%
$731,114
Cap Rate 9%
$568,644
Alternative Uses
Best Use
Office B
$731.1K
$639.7K – $853.0K
NOI $51,178 @ 7.0% cap · market cap 4.09%
Second Best
Industrial
$504.7K
$441.6K – $588.8K
NOI $35,330 @ 7.0% cap · market cap 2.83%
Theoretical Best
Specialty Retail
$10.15M
$8.88M – $11.84M
NOI $710,170 @ 7.0% cap · market cap 56.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,408
Businesses Nearby
Explore this area
Business Placement
Demographics for 94124, CA
39,445
Population
11,780
Households
3.3
Avg Household Size
37
Median Age
27%
College-Educated
75%
High-School Grad
4.8 sq mi
ZIP Area
8,218
Density / Sq Mi
$82,928
Median Household Income
$42,683
Median Earnings
$1,368
Median Rent
$1,043,200
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 - Industrial condominium with multiple studios, office and reception areas, a kitchenette, lounge, and off-street parking.
Where is this creative space located?
The property is located at 50 Mendell Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2,077 SF industrial condominium built in 1982; Two larger studios with control rooms and adjacent recording booths; Third studio configured for photo and video color grading
