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Property profile & analytics
OFF-MARKET
Estimated value
$3,230,000
Office buildings
1016 Grant Ave 1022, San Francisco, CA 94133-5005
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-6081548
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1907
Construction
TILT-UP CONCRETE
Total area
7,174 SF
Lot
0.05 ac (2,082 SF)
Zoning code
CRNC
APN
0177 -013
UPID
US09-6081548
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
-
Up & Up Gift Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.20M
CAP Approach
CAP
$2.90M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.23M
Owner & transaction history
Grant 1010 LLC · 3 yrs held
Grant 1010 LLC
since 2023
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
CRNC · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+12.7%
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
$3,210,000
ML approach
$3,200,000
CAP Approach
CAP Return
Estimation
6%
$3,145,000
6.5%
$2,900,000
7%
$2,695,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,440,000
Current use
COMMERCIAL (GENERAL)
$3,875,000
Change: +13% · Conversion: Easy
RETAIL STORES
$3,125,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,070,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$3.23M
Range $2.91M – $3.55M · ±10% · vs last sale $3.25M (May 31 2023)
Last sale anchor
$3.25M
May 31 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
$450 / 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
$6,162
Tax year 2024
Assessed value
$432,484
Assessed 2024
Previous assessed
$432,484
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$300,382
Assessed improvement
$132,102
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
8
Total area
7,174 SF
Lot
0.05 ac (2,082 SF)
Zoning code
CRNC
APN
0177 -013
UPID
US09-6081548
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CRNC · San Francisco, CA
Zoning CRNC · permitted uses
CRNC · 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
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
8
Lot
0.05 ac
Current owner
From public records · entity-resolved
Grant 1010 LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 350, ALAMO, CA 94507-0350
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2023
$3,250,000
Grant 1010 LLC
Der Garrick
Grant Deed
—
Dec 19, 2022
—
Byron Der
Byron Der
Intrafamily Transfer
related
—
Jan 5, 2021
—
Byron Der
Bypass Albert D Trust
Quit Claim Deed
related
—
Jan 26, 2016
—
Der,garrick & Annis C Trust
Der Family Trust
Quit Claim Deed
related
—
Nov 1, 2007
—
Der Albert & C Family Trust
Der A & C Family Trust
Quit Claim Deed
related
—
Mar 5, 2007
—
Der Albert & C Family Trust
Der,albert & Connie
Quit Claim Deed
related
—
May 27, 1993
—
Janet Der Trustee
Der,j./der,d. Tr
Quit Claim Deed
related
—
Sep 29, 1992
—
Der Henry&florence Trustee
Der,henry
Quit Claim Deed
related
—
Jun 11, 1992
—
Der Trust
Der,r.
Quit Claim Deed
related
—
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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