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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Office buildings
3 Meacham Pl San Francisco, CA 94109-7216
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6109393
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
CONCRETE
Total area
3,520 SF
Lot
0.03 ac (1,119 SF)
Zoning code
RC4
APN
0302 -028
UPID
US09-6109393
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bounce Luggage Storage - Lower Knob Hill (Bike/Boat/Book/etc) Store
-
Massive Black Inc Marketing & Advertising Advertising Agency
-
CitySpareSpace Luggage Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.13M
Owner & transaction history
3 Meacham Place LLC · 11 yrs held
3 Meacham Place LLC
since 2014
7 recorded transactions
Zoning & alternative use
RC4 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Francisco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Francisco submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,540,000
6.5%
$1,425,000
7%
$1,320,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,685,000
Current use
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$320 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$23,288
Tax year 2024
Assessed value
$1,920,597
Assessed 2024
Previous assessed
$1,920,597
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,344,420
Assessed improvement
$576,177
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Construction
CONCRETE
Heating
NONE
Stories
3
Rooms
3
Bathrooms
1
Total area
3,520 SF
Lot
0.03 ac (1,119 SF)
Zoning code
RC4
APN
0302 -028
UPID
US09-6109393
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC4 · San Francisco, CA
Zoning RC4 · permitted uses
RC4 · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Francisco. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.7M
OFFICE BUILDING Current
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
CONCRETE
Heating
NONE
Stories
3
Rooms
3
Bathrooms
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
3 Meacham Place LLC
Entity
Mailing address
950 PAGE ML RD, PALO ALTO, CA 94304-1012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2014
$1,630,000
3 Meacham Place LLC
Ziegler,sean D & Caroline V
Grant Deed
—
Nov 30, 2004
$815,000
Sean D Ziegler
Sheldon,clive A
Grant Deed
$650,000 · Wells Fargo Bank
Jun 17, 2003
$699,000
Clive A Sheldon
Rosser,eric & Denise
Grant Deed
$559,200 · Washington Mutual Fsb
Mar 26, 1999
$516,000
Rosser,eric & Denise
Padilla,se
Trustees Deed
$300,000 · Crestar Mortgage Corp
Mar 26, 1999
—
Padilla,se
Shiota,janine N
Trustees Deed
related
—
May 10, 1995
$330,000
Janine N Shiota
Kief,louis R
Grant Deed
$264,000 · Unimac Financial Services
Jul 14, 1993
$220,000
Louis Kief
Owens Financial
Grant Deed
$176,000 · Phh Us Mortgage
—
—
Weatherhill Bria
—
Deed Of Trust
related
$450,000 · Owens Financial Group INC
—
—
Sean D Ziegler
—
Deed Of Trust
related
$325,000 · Wells Fargo Bank
—
—
3 Meacham Place LLC
—
Deed Of Trust
related
$815,000 · First Republic Bk
—
—
Weatherhill Bria
—
Deed Of Trust
related
$927,000 · Owens Financial Group INC
—
—
Se Padilla
—
Deed Of Trust
related
$264,000 · California Federal Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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