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Property profile & analytics
OFF-MARKET
Estimated value
$1,745,000
Assisted living facilities
1035 Van Ness Ave San Francisco, CA 94109-6942
Entity Owned
~
Est. High Equity
Property ID
US09-5741211
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2004
Total area
90,513 SF
Lot
0.28 ac (12,353 SF)
Zoning code
RC4
APN
0714 -028
UPID
US09-5741211
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
-
Avenue Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.75M
Owner & transaction history
1035vets LLC
1035vets LLC
since 2026
4 recorded transactions
Zoning & alternative use
RC4 · 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
$19 / 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
$261,750
Tax year 2024
Assessed value
$22,099,277
Assessed 2024
Previous assessed
$22,099,277
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,932,884
Assessed improvement
$19,166,393
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2004
Heating
NONE
Stories
9
Units
122
Bathrooms
136
Total area
90,513 SF
Lot
0.28 ac (12,353 SF)
Zoning code
RC4
APN
0714 -028
UPID
US09-5741211
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC4 · San Francisco, CA
Zoning RC4 · permitted uses
RC4 · 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
2004
Heating
NONE
Stories
9
Units
122
Bathrooms
136
Lot
0.28 ac
Current owner
From public records · entity-resolved
1035vets LLC
Entity
Mailing address
1035 VAN NESS AVE, SAN FRANCISCO, CA 94109-6942
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
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
Mar 13, 2026
—
1035vets LLC
1035vets LLC
Deed
related
$8,000,000 · City And County Of San Francisco
Jul 9, 2025
$9,250,000
Veterans Rights Organization
San Francisco Care Center LP
Grant Deed
$38,806 · The San Francisco Housing Accelerator Fu
Jul 9, 2025
—
1035vets Owner LLC
Veterans Rights Organization
Deed
related
—
May 30, 2024
—
Lenox Mortgage Xii LLC
—
Deed
related
$23,108,000 · Lenox Mortgage Ix LLC
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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