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Property profile & analytics
OFF-MARKET
Estimated value
$2,325,000
Assisted living facilities
1 Thomas More Way San Francisco, CA 94132-2914
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6006367
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Construction
WOOD
Total area
100,000 SF
Lot
1.91 ac (83,090 SF)
Zoning code
RH-1(D)
APN
7380 -039
UPID
US09-6006367
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
-
AlmaVia of San Francisco Nursing Home Retirement Community
-
Alma via Medical Clinic
-
F Police Officers Stress Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.33M
Owner & transaction history
Archdiocese Of San Francisco · 16 yrs held
Archdiocese Of San Francisco
since 2009
4 recorded transactions
Zoning & alternative use
RH-1(D) · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$23 / 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
$3,072
Tax year 2024
Assessed value
$33,911,602
Assessed 2024
Previous assessed
$33,911,602
+0.0% YoY
Effective rate
0.01%
On assessed value
Assessed land
$5,927,301
Assessed improvement
$27,984,301
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
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
NONE
Stories
3
Bathrooms
135
Total area
100,000 SF
Lot
1.91 ac (83,090 SF)
Zoning code
RH-1(D)
APN
7380 -039
UPID
US09-6006367
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH-1(D) · San Francisco, CA
Zoning RH-1(D) · permitted uses
RH-1(D) · 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.
Building & site characteristics
From public records
Year built
2003
Construction
WOOD
Heating
NONE
Stories
3
Bathrooms
135
Lot
1.91 ac
Current owner
From public records · entity-resolved
Archdiocese Of San Francisco
Individual
Mailing address
1301 MARINA VLG PKWY, ALAMEDA, CA 94501-1082
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2009
—
Archdiocese Of San Francisco
Roman Catholic Archbishop
Quit Claim Deed
related
—
Dec 7, 2006
—
Elder Care Alliance Of San Franci
—
Deed Of Trust
related
$30,290,000 · Sovereign Bank
—
—
Care Alliance Elder
—
Deed Of Trust
related
$38,484,900 · Cwcapital LLC
—
—
Elder Care Alliance Of San Franci
—
Deed Of Trust
related
$30,290 · Sovereign 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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