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    Property profile & analytics

    1255 Montgomery St San Francisco, CA 94133-3548

    • Residential income homes
    • 4,912 SF
    • 0.04 lot acres
    OFF-MARKET
    Last Sale
    Jan 24, 2025
    $4,830,000
    Value Estimations
    $4,005,000
    Show details
    Cap Rate Potential
    4.2%
    Residential income homes
    Location Intelligence
    Property ID
    US09-6158302
    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 1255 Montgomery St

    Year built
    1906
    Construction
    WOOD
    Lot size
    0.04 lot acres
    Property size
    4,912 SF
    Zone code
    RH3
    Property type
    Residential income homes
    Property subtype
    Small apartment buildings
    APN
    0114 -058
    APU
    114058

    Description

    This exceptional 4-unit apartment building, located at 1255 Montgomery Street in San Francisco's coveted Telegraph Hill neighborhood, presents a unique investment opportunity. Built in 1906, the property boasts 4,912 square feet of net rentable space, including three recently renovated one-bedroom, one-bathroom units, generating immediate rental income. The crown jewel is a luxurious, two-story penthouse featuring four bedrooms, 3.5 bathrooms, and breathtaking 300-degree views of the Golden Gate Bridge, Bay Bridge, and Coit Tower. This expansive residence includes an elevator, a private deck, upgraded appliances including a wine fridge, and large windows maximizing the stunning city and bay views. The building also includes an enclosed garage with four covered parking spaces and additional storage. Situated between Union and Green Streets, this property benefits from the neighborhood's rich heritage, walkability, and proximity to the vibrant North Beach district. Offered at $5,000,000, this well-maintained building is ideal for both owner-occupants and investors seeking a rare opportunity in one of San Francisco's most iconic areas. The total building square footage is 1,750 square feet. The property's zip code is 94133.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $4,135,000
      ML approach
      $4,075,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,910,000
      6.5%
      $2,685,000
      7%
      $2,495,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,181,000
      Market price range: $1.08M - $3.18M

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

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Francisco
    State
    California
    Longitude
    -122.405
    Latitude
    37.8007
    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
    $63,291
    $3,701,621
    $1,586,408
    $5,288,029
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $340,000
      0.03 Acres

      71 Water St

      APARTMENT HOUSE (UNDER 5 UNITS) • 0.03 Acres
      71 Water St, San Francisco, CA 94133-1805
      View Details
    • Value Estimation
      $435,000
      3,720 SF

      1721 Grant Ave, Unit 1725

      APARTMENT HOUSE (UNDER 5 UNITS) • 3,720 SF
      1721 Grant Ave, San Francisco, CA 94133-3007
      View Details
    • Value Estimation
      $340,000
      1,440 SF

      4 Dunnes Aly

      APARTMENT HOUSE (UNDER 5 UNITS) • 1,440 SF
      4 Dunnes Aly, San Francisco, CA 94133-4010
      View Details
    • Value Estimation
      $375,000
      2,448 SF

      27 Alta St

      APARTMENT HOUSE (UNDER 5 UNITS) • 2,448 SF
      27 Alta St, San Francisco, CA 94133-3501
      View Details
    • Value Estimation
      $380,000
      5,406 SF

      1216 Montgomery St, Unit 1226

      APARTMENT HOUSE (UNDER 5 UNITS) • 5,406 SF
      1216 Montgomery St, San Francisco, CA 94133-3540
      View Details
    • Value Estimation
      $415,000
      2,848 SF

      959 Un St, Unit 961

      APARTMENT HOUSE (UNDER 5 UNITS) • 2,848 SF
      959 Un St, San Francisco, CA 94133-2631
      View Details

    Similar Nearby for Sale

    • $2,500,000

      Development Opportunity in North Beach

      Prime San Francisco location, development opportunity, approved plans included.
      65 Fresno St, San Francisco, CA 94133
      View Details
    • $2,550,000
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      Telegraph Hill Multifamily Investment Opportunity

      Five-unit building with panoramic roof deck in prime location.
      1217-1219 Kearny St, San Francisco, CA 94133
      View Details
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      Mixed-Use Property in Vibrant Chinatown

      Mixed-use property with retail space and apartments in San Francisco.
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    • $5,900,000
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      Mixed-Use Building in Prime Location

      Mixed-use building with commercial units and residential spaces.
      700 Broadway, San Francisco, CA 94133
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    • $2,680,000

      North Beach Triplex Opportunity

      Well-maintained triplex in North Beach, San Francisco. Delivered vacant.
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      San Francisco Chinatown Investment Opportunity

      Fully leased medical office building in San Francisco's Chinatown.
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    Similar Nearby for Lease

    • $32 SF/Yr
      9,990 SF

      Prime San Francisco Office Space

      Beach Street Office Suites Available
      505 Beach St, San Francisco, CA 94133
      View Details
    • Contact for pricing
      913 SF

      Prime North Beach Retail Space

      913 SF Retail Space - High Foot Traffic
      495 Bay St, San Francisco, CA 94133
      View Details
    • $46 SF/Yr
      3,875 SF

      Union Street Restaurant Space

      Historic North Beach Restaurant, 3,875 SF
      524 Union St, San Francisco, CA 94133
      View Details
    • $12 SF/Yr
      16,900 SF

      Office Space in North Waterfront

      Office space available for rent in San Francisco's North Waterfront.
      665 Chestnut St, San Francisco, CA 94133
      View Details
    • Contact for pricing
      600 SF

      Office Space in San Francisco

      Office space available for rent in San Francisco, CA.
      725 Greenwich St, San Francisco, CA 94133
      View Details
    • Contact for pricing
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      Retail Space in Fisherman's Wharf

      Retail space in a high-traffic tourist area.
      500 Beach St, San Francisco, CA 94133
      View Details
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    San Francisco, CA 94133-3548
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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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