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Property profile & analytics
FOR LEASE
Office buildings
1265 Battery St San Francisco, CA 94111
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6148541
For Lease
1 / 2
$27,900,000
1265 Battery St, San Francisco, CA 94111
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
CONCRETE
Total area
88,225 SF
Lot
0.56 ac (24,344 SF)
Zoning code
C2
APN
0084 -008
UPID
US09-6148541
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
-
Pereira O'Dell Marketing & Advertising Advertising Agency
-
NewDealDesign Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Neyborly Hotel & Motel Resort
-
XICA Restaurant
-
PLOS Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$35.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.90M
Owner & transaction history
Jppf 1155 Battery LP · 6 yrs held
Jppf 1155 Battery LP
since 2019
4 recorded transactions
Zoning & alternative use
C2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$45.0M
+18.5%
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%
$38,645,000
6.5%
$35,675,000
7%
$33,125,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$37,960,000
Current use
RETAIL STORES
$44,990,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$37,740,000
Change: -1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$34,060,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$27.90M
Range $25.11M – $30.69M · ±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
$316 / 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
$927,101
Tax year 2024
Assessed value
$79,074,902
Assessed 2024
Previous assessed
$79,074,902
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$31,629,961
Assessed improvement
$47,444,941
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
For Lease
Year built
1982
Construction
CONCRETE
Heating
NONE
Stories
5
Units
1
Total area
88,225 SF
Lot
0.56 ac (24,344 SF)
Zoning code
C2
APN
0084 -008
UPID
US09-6148541
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C2 · San Francisco, CA
Zoning C2 · permitted uses
C2 · 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
$38.0M
RETAIL STORES
Est. value
$45.0M
COMMERCIAL (GENERAL)
Est. value
$37.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$34.1M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1982
Construction
CONCRETE
Heating
NONE
Stories
5
Units
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Jppf 1155 Battery LP
Entity
Mailing address
675 PONCE DE LEON AVE NE7T, ATLANTA, GA 30308-1884
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Jul 29, 2019
$825,999,000
Jppf 1155 Battery LP
Blue Jeans Eities West
Trustees Deed
$494,500,000 · Jp Morgan Chase Bk
May 31, 2007
—
Gabe Plaza
Ppf Off Levi Plaza INC
Quit Claim Deed
related
—
Sep 23, 2003
—
Jeans Equities West Blue
—
Deed Of Trust
related
$90,000,000 · Northwestern Mutual Life Ins
—
—
Jeans Equities West Blue
—
Deed Of Trust
related
$140,000,000 · Northwestern Mutual Life Ins
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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