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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Retail space
10 Chester Ave San Francisco, CA 94132-3017
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-6014304
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1928
Construction
WOOD
Total area
3,100 SF
Lot
0.11 ac (5,000 SF)
Zoning code
NC2
APN
7081A-005
UPID
US09-6014304
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
-
Bay Area Peace Evangelical Church Church
-
Chinese Christian Church Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$789k
Blend (final)
Blend
$1.30M
Owner & transaction history
Bay Area Peace Evangelical Church · 2 yrs held
Bay Area Peace Evangelical Church
since 2023
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
NC2 · 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
$1,320,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,580,000
Current use
OFFICE BUILDING
$1,485,000
Change: -6% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,325,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.25M (Dec 29 2023)
Last sale anchor
$1.25M
Dec 29 2023
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
$419 / 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
$5,805
Tax year 2024
Assessed value
$428,135
Assessed 2024
Previous assessed
$428,135
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$164,662
Assessed improvement
$263,473
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1928
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
3
Bathrooms
2
Total area
3,100 SF
Lot
0.11 ac (5,000 SF)
Zoning code
NC2
APN
7081A-005
UPID
US09-6014304
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · San Francisco, CA
Zoning NC2 · permitted uses
NC2 · 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
RETAIL STORES Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1928
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
3
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Bay Area Peace Evangelical Church
Entity
Free & Clear · 2 yrs held
Mailing address
10 CHESTER AVE, PLEASANTON, CA 94588
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2023
$1,250,000
Bay Area Peace Evangelical Church
Chapel Calvary
Grant Deed
—
Sep 19, 2023
—
Ephraim Kwok
Dtr Group LLC
Intrafamily Transfer
related
—
Oct 28, 1999
—
Dtr Group LLC
Kwok,ephraim & Marion M
Grant Deed
related
—
Mar 31, 1995
$260,000
Ephraim Kwok
Zachary,mark R & Maureen
Grant Deed
—
—
—
Mark R Zachary
—
Deed Of Trust
related
$190,000 · Bay View 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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