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Property profile & analytics
OFF-MARKET
Estimated value
$9,340,000
Commercial land
1035 Howard St San Francisco, CA 94103-2823
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5752431
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1930
Construction
CONCRETE
Lot
0.64 ac (28,000 SF)
Zoning code
MUO
APN
3731 -094
UPID
US09-5752431
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
-
1035 Howard Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.34M
Owner & transaction history
1035 Howard LLC · 1 yrs held
1035 Howard LLC
since 2025
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
MUO · 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
$11,000,000
ML approach
$10,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.34M
Range $8.41M – $10.27M · ±10% · vs last sale $8.00M (Mar 31 2025)
Last sale anchor
$8.00M
Mar 31 2025
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
—
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
$346,784
Tax year 2024
Assessed value
$27,669,245
Assessed 2024
Previous assessed
$27,669,245
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$25,481,954
Assessed improvement
$2,187,291
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1930
Construction
CONCRETE
Heating
NONE
Stories
4
Rooms
8
Bathrooms
8
Lot
0.64 ac (28,000 SF)
Zoning code
MUO
APN
3731 -094
UPID
US09-5752431
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
MUO · San Francisco, CA
Zoning MUO · permitted uses
MUO · 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
1930
Construction
CONCRETE
Heating
NONE
Stories
4
Rooms
8
Bathrooms
8
Lot
0.64 ac
Current owner
From public records · entity-resolved
1035 Howard LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1301 SHOREWAY RD STE #250, BELMONT, CA 94002-4156
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2025
$8,000,000
1035 Howard LLC
Eci Five Howard LLC
Grant Deed
—
Dec 29, 2020
—
Ece Five Howard LLC
—
Deed
related
$15,360,000 · Citizens Bk NA
Jan 15, 2020
—
Eci Five Howard LLC
—
Deed
related
$34,140,000 · Citizens Bk NA
Dec 20, 2018
—
Eci Five Howard LLC
—
Deed Of Trust
related
$34,140,000 · Citizens Bk NA
Sep 14, 2018
$25,300,000
Eci Five Howard LLC
Eng-skell Co
Grant Deed
—
—
—
Eci Five Howard LLC
—
Loan Modification
related
$34,140,000 · Citizens Bk NA
—
—
Ece Five Howard LLC
—
Loan Modification
related
$15,360,000 · Citizens Bk NA
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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