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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Office buildings
1290 Chestnut St San Francisco, CA 94109-8319
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-5783049
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
WOOD
Total area
2,331 SF
Lot
0.04 ac (1,690 SF)
Zoning code
RC3
APN
0478 -011
UPID
US09-5783049
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
-
Citi Cleaners (Bike/Boat/Book/etc) Store
-
Zovickian David DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$780k
Owner & transaction history
1290 Chestnut LLC
1290 Chestnut LLC
since 2026
7 recorded transactions
Zoning & alternative use
RC3 · San Francisco, CA
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%
$1,020,000
6.5%
$945,000
7%
$875,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,115,000
Current use
Blend value · Realmo final
$780k
Range $702k – $858k · ±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
$335 / 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
$15,730
Tax year 2024
Assessed value
$1,275,390
Assessed 2024
Previous assessed
$1,275,390
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$701,468
Assessed improvement
$573,922
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
Off-Market
Year built
1910
Construction
WOOD
Heating
NONE
Stories
3
Rooms
21
Bathrooms
2
Total area
2,331 SF
Lot
0.04 ac (1,690 SF)
Zoning code
RC3
APN
0478 -011
UPID
US09-5783049
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC3 · San Francisco, CAZoning RC3 · permitted uses
RC3 · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PLANNING CODE
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
OFFICE BUILDING 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
1910
Construction
WOOD
Heating
NONE
Stories
3
Rooms
21
Bathrooms
2
Lot
0.04 ac
Current owner
From public records · entity-resolved
1290 Chestnut LLC
Entity
Mailing address
1128 STAFFORD DR, CUPERTINO, CA 95014-4912
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
1290 Chestnut LLC
Hsiung Chen Shih
Deed
related
—
Nov 5, 2024
—
Sean Chen
Tracy S Chen
Deed
related
—
Mar 27, 2019
—
Macdonald Family Trust
Macdonald Family Trust
Quit Claim Deed
related
$1,980,000 · Bank Of America
Sep 15, 2011
—
Chen Sean Trust
Chen Cheryl Trust
Quit Claim Deed
related
—
Feb 9, 2011
—
Chen Cheryl Trust
Chen,cheryl Y
Quit Claim Deed
related
—
May 7, 2004
$915,000
Shih H Chen
406-10-12 Realty Corp
Grant Deed
—
May 3, 2000
—
406-10-12 Realty Corp
Lee,david
Grant Deed
$364,500 · Financial Inst Partners Mtg
Sep 16, 1997
$435,000
David Lee
Swanson,scott
Grant Deed
$330,600 · Future Paging & Cellular INC
Jan 4, 1991
$400,000
Scott Swanson
Michael/swanson
Grant Deed
related
$300,000 · Individual
—
—
Tania Krouzian
—
Deed Of Trust
related
$92,000 · More University
—
—
Danny Lee
—
Deed Of Trust
related
$352,000 · Wells Fargo Bank
—
—
Shih H|chen Sean Trust|ch Chen
—
Deed Of Trust
related
$188,778 · Us Bk
—
—
Shih H Chen
—
Deed Of Trust
related
$232,352 · Us Bank NA
—
—
406-10-12 Realcorp
—
Deed Of Trust
related
$400,000 · Windsor Investment Co
—
—
Shih H Chen
—
Deed Of Trust
related
$400,000 · Us Bank NA
—
—
Aksne
—
Deed Of Trust
related
$400,000 · Ross Asset Manag
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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