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    Property profile & analytics

    164 Grand Vw Ave, Unit 170 San Francisco, CA 94114-2756

    • Residential income homes
    • 3,127 SF
    • 0.14 lot acres
    OFF-MARKET
    Last Sale
    Apr 02, 2020
    $1,950,000
    Value Estimations
    $1,880,000
    Show details
    Cap Rate Potential
    5.9%
    Residential income homes
    Location Intelligence
    Property ID
    US09-5761058
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Residential income homes

    Property Details for 164 Grand Vw Ave

    Year built
    1953
    Construction
    WOOD
    Lot size
    0.14 lot acres
    Property size
    3,127 SF
    Zone code
    RH2
    Property type
    Residential income homes
    Property subtype
    Small apartment buildings
    APN
    2754 -013
    APU
    2754013

    Description

    This exceptional four-unit apartment building presents a rare investment opportunity in San Francisco's coveted Eureka Valley neighborhood. The property boasts a stylish, terraced mid-century design, featuring four bright and spacious one-bedroom flats, each with separate exterior entrances and expansive decks. Residents enjoy breathtaking panoramic views of the San Francisco skyline from their private outdoor areas and yards, ideal for relaxation, entertaining, or working from home. The building includes four garage spaces, situated on an oversized 6,128 square foot lot. Each unit is separately metered for electricity and gas, enhancing efficiency and individual tenant control. One unit offers an in-unit washer/dryer, while a shared, professionally managed laundry room serves the remaining units. The property's excellent location offers an 83 WalkScore, placing it within easy walking distance of 24th Street's vibrant restaurants, shops, Whole Foods, and Philz Coffee. Its proximity to the Castro, Noe Valley, and Dolores Heights neighborhoods, along with nearby parks and recreational facilities, adds to its appeal. Convenient access to downtown San Francisco, Silicon Valley tech centers, SFO airport, US 101, and I-280 ensures easy commuting. With a total net rentable area of 3,127 square feet, this property offers a compelling combination of location, design, and income potential, making it a truly must-see investment. The possibility of adding accessory dwelling units (ADUs) further enhances its long-term value. This is a turnkey opportunity for savvy investors seeking a high-return property in a highly desirable San Francisco location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,895,000
      ML approach
      $1,930,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,850,000
      6.5%
      $1,710,000
      7%
      $1,590,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,806,000
      Market price range: $582k - $1.81M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Francisco
    State
    California
    Longitude
    -122.441
    Latitude
    37.7554
    CBSA code
    41860
    CBSA name
    SAN FRANCISCO-OAKLAND-FREMONT, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $28,219
    $1,608,355
    $689,292
    $2,297,647
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $290,000
      5,107 SF

      195 Collingwood St

      APARTMENT HOUSE (UNDER 5 UNITS) • 5,107 SF
      195 Collingwood St, San Francisco, CA 94114-2476
      View Details
    • Value Estimation
      $340,000
      3,280 SF

      245 Diamond St, Unit 247

      APARTMENT HOUSE (UNDER 5 UNITS) • 3,280 SF
      245 Diamond St, San Francisco, CA 94114-2420
      View Details
    • Value Estimation
      $395,000
      2,770 SF

      3729 24th St, Unit 3733

      APARTMENT HOUSE (UNDER 5 UNITS) • 2,770 SF
      3729 24th St, San Francisco, CA 94114-3903
      View Details
    • Value Estimation
      $385,000
      2,820 SF

      4008 24th St, Unit 4012

      APARTMENT HOUSE (UNDER 5 UNITS) • 2,820 SF
      4008 24th St, San Francisco, CA 94114-3716
      View Details
    • Value Estimation
      $350,000
      4,120 SF

      3851 17th St

      APARTMENT HOUSE (UNDER 5 UNITS) • 4,120 SF
      3851 17th St, San Francisco, CA 94114-2046
      View Details
    • Value Estimation
      $290,000
      3,150 SF

      4136 17th St, Unit 4138

      APARTMENT HOUSE (UNDER 5 UNITS) • 3,150 SF
      4136 17th St, San Francisco, CA 94114-1905
      View Details

    Similar Nearby for Sale

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      1,541 SF

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      Prime Restaurant Space, San Francisco.
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    Similar Nearby for Lease

    • Contact for pricing
      4,928 SF

      Prime San Francisco Office Space

      4,928 SF Executive Office Suite Available
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      2,571 SF

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      2,400 SF

      Prime Noe Valley Retail Space

      Retail space with open layout next to Whole Foods Market.
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      View Details
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    164 Grand Vw Ave, Unit 170
    San Francisco, CA 94114-2756
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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