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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Retail residential properties
1201 Vicente St 1207 San Francisco, CA 94116-3045
Trust Owned
15-yr Hold
Free & Clear
Property ID
US09-5784102
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1927
Construction
WOOD
Total area
3,701 SF
Lot
0.07 ac (2,953 SF)
Zoning code
NC1
APN
2473 -001
UPID
US09-5784102
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
-
Riverside Seafood Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$742k
Blend (final)
Blend
$1.01M
Owner & transaction history
Kim Dong Y & B W Family Trust · 15 yrs held
Kim Dong Y & B W Family Trust
since 2011
7 recorded transactions
Zoning & alternative use
NC1 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,220,000
6.5%
$1,125,000
7%
$1,045,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,465,000
Current use
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±10%
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
$273 / 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
$21,037
Tax year 2024
Assessed value
$1,710,153
Assessed 2024
Previous assessed
$1,710,153
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,254,518
Assessed improvement
$455,635
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1927
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
9
Bathrooms
4
Total area
3,701 SF
Lot
0.07 ac (2,953 SF)
Zoning code
NC1
APN
2473 -001
UPID
US09-5784102
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC1 · San Francisco, CA
Zoning NC1 · permitted uses
NC1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
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
1927
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
9
Bathrooms
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Kim Dong Y & B W Family Trust
Trust
Free & Clear · 15 yrs held
Mailing address
PO BOX 16097, SAN FRANCISCO, CA 94116-0097
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2011
—
Kim Dong Y & B W Family Trust
Kim,dong Y & Boak W
Quit Claim Deed
related
—
Apr 8, 2004
—
Dong Y Kim
Kim,dong Y
Quit Claim Deed
related
—
Apr 6, 2004
$1,150,000
Dong Y Kim
Jang,tr
Grant Deed
—
Apr 6, 2004
—
Dong Y Kim
Kim,boak W
Quit Claim Deed
related
$300,000 · East West Bank
May 2, 2000
—
Trio Investments LLC
Wong,chak W
Grant Deed
related
—
Dec 15, 1999
$824,000
Jang Trust
Ho,tai F & Kit F
Trustees Deed
—
Dec 15, 1999
—
Wong,chak W
Chang,lynda Y
Trustees Deed
related
—
Dec 28, 1988
$700,000
Tai&kit Ho
Lee,a.
Grant Deed
$470,000 · First Republic Trust
—
—
Jang Trust
—
Deed Of Trust
related
$554,000 · Novato Community Bank
—
—
Jang Trust
—
Deed Of Trust
related
$570,000 · United Commercial 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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