Prime Design District
For Sale
$2,900,000
575 10th Street, San Francisco, CA 94103
Commercial property with parking, warehouse, and office space for sale.
Property Size4,532 SF
Lot Size0.15 Acres
Price / SF$604.17
Days on Market325
Property Features for 575 10th Street
General Information
Standard status
Active
Size
4,532 SF
Lot size
0.15 Acres
Property subtype
Warehouse
Building Details
Building Size
4,532 SF
Year Built
1938
Listing Agency:
Compass
(415) 728-6199
Listed By:
Carol Reen · License #01820082
Source:
Realestatenovo
Added: Oct 3, 2025
Changed: Aug 23
Last Checked: Jul 30 at 9:44AM
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
Investment Insights
Based on property information with market context.
This commercial property offers an amazing opportunity with potential for seller financing and rate buy down. Located in the prime 10th Street Design District, the property includes a two-story building with an adjacent gated parking lot, a rare commodity in this area. The property features both office and warehouse space, with 200 Amps of power and a security fence. The parking lot accommodates approximately 10 parking spaces, and the warehouse area boasts a clearance of 16 to 22 feet. An 18-gauge aluminum security fence provides privacy. The property is zoned PDR-1-G and situated on a 6,695 square foot lot, including an approximate 4,800 square foot two-story building. The building is currently designated as a C'. According to an informal review by the SF Planning Department, the building has no significant historical value, making razing a possibility. The SF Planning Department indicates that no set-backs are required for a new project, potentially allowing for a building of about 20,000 square feet, but buyer to confirm. Zoning is approved for cannabis with possible retail, subject to SF Planning Department approval, but is currently a PDR space; buyer to confirm.
Key Highlights
- Seller financing and rate buy down options available.
- Prime 10th Street Design District location with adjacent parking lot.
- PDR‑1‑G Zoning approved for cannabis with possible retail (buyer to confirm).
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
$118,274
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
4.08%
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%
$2,365,480
$2.4M
Cap Rate 7%
$1,689,629
$1.7M
Cap Rate 9%
$1,314,156
$1.3M
Market Conditions
NOI Build-Up for 4,800 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
$211.4K $44.04/SF
− Vacancy
−$53.7K −$11.19/SF
EGI
$157.7K $32.85/SF
− OpEx
−$39.4K −$8.21/SF
NOI
$118.3K $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%
$2,365,480
Cap Rate 7%
$1,689,629
Cap Rate 9%
$1,314,156
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.97M
NOI $118,274 @ 7.0% cap · market cap 4.08%
Second Best
Warehouse
$1.42M
$1.24M – $1.65M
NOI $99,144 @ 7.0% cap · market cap 3.42%
Theoretical Best
Specialty Retail
$23.45M
$20.52M – $27.35M
NOI $1,641,222 @ 7.0% cap · market cap 56.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,956
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94103, CA
37,843
Population
20,920
Households
1.8
Avg Household Size
37
Median Age
56%
College-Educated
88%
High-School Grad
1.4 sq mi
ZIP Area
27,031
Density / Sq Mi
$122,339
Median Household Income
$83,348
Median Earnings
$2,146
Median Rent
$1,057,600
Median Home Value
Market
Vacancy Rate% for Office in San Francisco, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial property with parking, warehouse, and office space for sale.
Where is this flex space located?
The property is located at 575 10th Street San Francisco, CA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Seller financing and rate buy down options available.; Prime 10th Street Design District location with adjacent parking lot.; PDR‑1‑G Zoning approved for cannabis with possible retail (buyer to confirm).
