Office Suite in Medical
For Sale
$448,000
649-490 Post St, San Francisco, CA 94109
597 RSF office suite with operable windows and natural light, suited for office or medical office use.
Property Size597 SF
Price / SF$750.42
Days on Market67
Property Features for 649-490 Post St
General Information
Standard status
Active
Size
597 SF
Listing Agency:
Catherine House, Broker
Listed By:
Catherine E. House
(415) 378-8174
Source:
Exprealty
Added: Jul 2
Changed: Aug 20
Last Checked: Sep 5 at 1:06PM
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 Catherine House, Broker
Investment Insights
Based on property information with market context.
Available for purchase is a 597 RSF office suite facing Nob Hill. The space is a former two-chair dental suite, but it can be used for office or medical office purposes. Operable windows provide natural light.
The suite is located within a major medical/dental building at 490 Post St, in a Union Square area. The building offers open access 24/7 with building security. Monthly dues include utilities and janitorial expenses, and monthly parking is available in the building.
For additional parking options, multiple parking garages are located within a block. Transportation access includes BART and Muni at Powell Street.
The suite is located within a major medical/dental building at 490 Post St, in a Union Square area. The building offers open access 24/7 with building security. Monthly dues include utilities and janitorial expenses, and monthly parking is available in the building.
For additional parking options, multiple parking garages are located within a block. Transportation access includes BART and Muni at Powell Street.
Key Highlights
- 597 RSF office suite facing Nob Hill
- Former 2‑chair dental suite, adaptable for office or medical office use
- Operable windows with lots of natural light
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
$14,710
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
3.28%
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%
$294,200
$294.2K
Cap Rate 7%
$210,143
$210.1K
Cap Rate 9%
$163,444
$163.4K
Market Conditions
NOI Build-Up for 597 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
$26.3K $44.04/SF
− Vacancy
−$6.7K −$11.19/SF
EGI
$19.6K $32.85/SF
− OpEx
−$4.9K −$8.21/SF
NOI
$14.7K $24.64/SF
Area
ZIP 94109
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%
$294,200
Cap Rate 7%
$210,143
Cap Rate 9%
$163,444
Alternative Uses
Best Use
Office B
$210.1K
$183.9K – $245.2K
NOI $14,710 @ 7.0% cap · market cap 3.28%
Second Best
Healthcare Medical
$141.2K
$123.6K – $164.8K
NOI $9,886 @ 7.0% cap · market cap 2.21%
Theoretical Best
Retail
$2.72M
$2.38M – $3.18M
NOI $190,519 @ 7.0% cap · market cap 42.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
28,510
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 94109, CA
58,501
Population
39,043
Households
1.5
Avg Household Size
38
Median Age
65%
College-Educated
90%
High-School Grad
1.1 sq mi
ZIP Area
53,183
Density / Sq Mi
$112,201
Median Household Income
$89,841
Median Earnings
$2,172
Median Rent
$1,390,000
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?
Medical Office Space - 597 RSF office suite with operable windows and natural light, suited for office or medical office use.
Where is this medical office space located?
The property is located at 649-490 Post St San Francisco, CA.
What is the asking price?
The asking price for this property is $448,000.
What are key features of this property?
This property features: 597 RSF office suite facing Nob Hill; Former 2‑chair dental suite, adaptable for office or medical office use; Operable windows with lots of natural light
