Deal Size
$27.5M
Cap Rate
Est. 6.65%
$/SF
$491
Size
56K SF
Occupancy
80%
The acquisition of 333 Valencia St. for $27.5M, equating to $500 per SF, is positioned at the high end of recent transactions in San Francisco, indicating confidence in the asset's value. The property benefits from a strong tenant profile with the San Francisco Department of Public Health occupying 80% of the space with a WALT of 10 years, providing stable cash flow. Despite the elevated citywide office vacancy rate of 32.8%, the recent decline in vacancies and increased investment activity suggest a recovering market, supporting the buy decision.
Presidio Bay Ventures appears to be pursuing a value-add strategy, focusing on acquiring properties with stable cash flows and potential for appreciation in recovering markets. Their track record includes strategic acquisitions and redevelopments in the Bay Area.
The joint venture, including Prado Group, Murray Hill Partners, and Angelo Gordon, likely disposed of the asset as part of portfolio rebalancing or capital recycling, following significant investment in improvements.
This transaction indicates growing confidence in San Francisco's office market recovery. The pricing reflects a belief in the asset's long-term value, despite current market challenges. The buyer's profile suggests institutional interest in well-located, stabilized assets, signaling positive sentiment towards the market's future.
San Francisco has seen fluctuating population trends due to high living costs and remote work trends. However, the city's economic base remains robust, with a focus on technology and innovation sectors.
The Mission District is a vibrant submarket with a mix of commercial and residential properties. Comparable properties have seen varied demand, but the area's cultural appeal and proximity to tech hubs remain strong.
The current supply pipeline in San Francisco includes several redevelopment projects, but specific new office developments in the Mission District are not detailed in the sources.
San Francisco's office market is showing signs of recovery, with improved leasing activity. Rent growth is expected to stabilize as vacancy rates decrease and demand from sectors like AI increases.
The property has undergone $20M in improvements, suggesting limited immediate value-add opportunities. However, maintaining high occupancy and capitalizing on market recovery could enhance returns.
The WALT of 10 years with the San Francisco Department of Public Health ensures long-term stability. The lease structure reduces near-term rollover risk and provides predictable income.
With 80% of the space leased to a single tenant for 10 years, rollover risk is minimal in the near term. The remaining 20% could pose a moderate risk depending on market conditions.
The property is heavily reliant on a single tenant, the San Francisco Department of Public Health, which mitigates risk through creditworthiness but increases exposure to tenant-specific risks.
High office vacancy rate in San Francisco
MediumFocus on maintaining strong tenant relationships and exploring opportunities to lease remaining space to diverse tenants to mitigate vacancy exposure.
Transitioning to Passive Real Estate: A Guide for Seniors
sig: 40 · 1 sources
San Francisco, San Jose Lead in Office Improvement Costs Apr 8, 2026
sig: 40 · 2 sources
SEC investigation into Paramount’s past dealings heats up
sig: 40 · 1 sources
New FAA Rules Announced for SFO on Apr 7, 2026
sig: 55 · 1 sources
San Francisco Rents Surge 8.3% Amid National Decline, Apr 4, 2026
sig: 70 · 1 sources