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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Apartment buildings
1270 Church St San Francisco, CA 94114-3945
Individually Owned
13-yr Hold
Absentee Owner
Property ID
US09-5761948
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1924
Construction
WOOD
Total area
6,098 SF
Lot
0.07 ac (2,848 SF)
Zoning code
RM1
APN
6536 -004
UPID
US09-5761948
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.66M
Owner & transaction history
Joseph K Shalizi · 13 yrs held
Joseph K Shalizi
since 2012
7 recorded transactions
Zoning & alternative use
RM1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+9.1%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,515,000
Current use
COMMERCIAL (GENERAL)
$2,740,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±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
$271 / 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
$25,572
Tax year 2024
Assessed value
$2,071,726
Assessed 2024
Previous assessed
$2,071,726
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,004,841
Assessed improvement
$1,066,885
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1924
Construction
WOOD
Heating
NONE
Stories
3
Units
6
Rooms
26
Bathrooms
9
Total area
6,098 SF
Lot
0.07 ac (2,848 SF)
Zoning code
RM1
APN
6536 -004
UPID
US09-5761948
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM1 · San Francisco, CA
Zoning RM1 · permitted uses
RM1 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1924
Construction
WOOD
Heating
NONE
Stories
3
Units
6
Rooms
26
Bathrooms
9
Lot
0.07 ac
Current owner
From public records · entity-resolved
Joseph K Shalizi
Individual
Mailing address
40385 DOLERITA AVE, FREMONT, CA 94539-3016
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2020
—
Joseph K Shalizi
—
Deed
related
$3,470,000 · Luther Burbank Svgs
Dec 7, 2012
—
Joseph K Shalizi
Amed,ziba
Grant Deed
related
$879,000 · Bay Equity LLC
Feb 18, 2011
$1,186,500
Joseph K Shalizi
Milenkiewicz Trust
Grant Deed
$889,875 · Metlife Home Loans
Aug 18, 2006
—
Milenkiewicz 2006 Trust
Milenkiewicz,robert & Carole A
Quit Claim Deed
related
—
Sep 28, 2004
—
Robert Milenkiewicz
Newton,marian J
Grant Deed
$500,000 · Chase Manhattan Mortgage Corp
Jul 21, 2004
$225,000
Marion J Newton
Milenkiewicz,margaret T
Quit Claim Deed
related
—
Feb 27, 2003
—
M Newton
Milenkiewicz,tr
Grant Deed
related
—
Sep 28, 1998
—
Milenkiewicz Trust
Milenkiewicz Trust
Quit Claim Deed
related
—
Feb 22, 1994
—
Raymond D Milenkiewicz
Milenkiewicz Tru
Quit Claim Deed
related
$14,469 · San Mateo County Employees Cu
—
—
Joseph K Shalizi
—
Deed Of Trust
related
$889,875 · Metlife Home Loans
—
—
Joseph K Shalizi
—
Deed Of Trust
related
$225,000 · Us Bank NA
—
—
Joseph K Shalizi
—
Deed Of Trust
related
$3,470,000 · Luther Burbank Svgs
—
—
Ziba Amed
—
Deed Of Trust
related
$40,000 · Us Bank NA
—
—
Milenkiewicz Trust
—
Deed Of Trust
related
$100,000 · Bay View 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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