Move-In Office Condo
For Sale
$248,000
950 Stockton Street, San Francisco, CA 94108
Interior office condo with a large open area and two private offices, including a private en-suite bath.
Property Size824 SF
Price / SF$300.97
Days on Market158
Property Features for 950 Stockton Street
General Information
Standard status
Active
Size
824 SF
Property subtype
Office
Amenities
Carpet
Low Maintenance. City Road, Curbs & gutters.
Building Details
Year Built
1970
Listing Agency:
Andersen, Jung & Co.
(415) 699-0843
Listed By:
Monica Chung · License #01079185
(415) 699-0843
Source:
Xome
Added: Mar 28
Changed: Aug 12
Last Checked: Aug 31 at 3:12PM
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.
Move-in condition interior office condo at Mandarin Towers. Suite includes a large open area plus two smaller offices, and features a private en-suite bath. The unit is configured as an office condo, with Unit 406 offered for sale.
An adjacent office condo (Unit 407) is also available, and both units may be purchased together at a significant discount or separately.
Located in the heart of Chinatown, the property is positioned across from the new Chinatown Metro station. It is also described as just minutes from Union Square, FiDi, North Beach, and Nob Hill. The space is presented as suitable for professional and medical office uses, including med spa use, with the buyer to verify suitability.
An adjacent office condo (Unit 407) is also available, and both units may be purchased together at a significant discount or separately.
Located in the heart of Chinatown, the property is positioned across from the new Chinatown Metro station. It is also described as just minutes from Union Square, FiDi, North Beach, and Nob Hill. The space is presented as suitable for professional and medical office uses, including med spa use, with the buyer to verify suitability.
Key Highlights
- Move‑in condition interior office condo at Mandarin Towers
- Layout includes a large open area plus 2 smaller private offices
- Private en‑suite bath in the unit
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
$20,304
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
8.19%
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%
$406,080
$406.1K
Cap Rate 7%
$290,057
$290.1K
Cap Rate 9%
$225,600
$225.6K
Market Conditions
NOI Build-Up for 824 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
$36.3K $44.04/SF
− Vacancy
−$9.2K −$11.19/SF
EGI
$27.1K $32.85/SF
− OpEx
−$6.8K −$8.21/SF
NOI
$20.3K $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%
$406,080
Cap Rate 7%
$290,057
Cap Rate 9%
$225,600
Alternative Uses
Best Use
Office B
$290.1K
$253.8K – $338.4K
NOI $20,304 @ 7.0% cap · market cap 8.19%
Second Best
Healthcare Medical
$223.8K
$195.8K – $261.1K
NOI $15,663 @ 7.0% cap · market cap 6.32%
Theoretical Best
Specialty Retail
$4.02M
$3.52M – $4.70M
NOI $281,743 @ 7.0% cap · market cap 113.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
29,705
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Interior office condo with a large open area and two private offices, including a private en-suite bath.
Where is this office units located?
The property is located at 950 Stockton Street San Francisco, CA.
What is the asking price?
The asking price for this property is $248,000.
What are key features of this property?
This property features: Move‑in condition interior office condo at Mandarin Towers; Layout includes a large open area plus 2 smaller private offices; Private en‑suite bath in the unit
