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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Sports & entertainment properties
1320 Van Ness Ave San Francisco, CA 94109-5519
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6147262
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1909
Construction
STEEL FRAME
Total area
57,425 SF
Lot
0.34 ac (14,788 SF)
Zoning code
RC4
APN
0670 -013
UPID
US09-6147262
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
$840k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$840k
Owner & transaction history
Robertson Regency LLC · 18 yrs held
Robertson Regency LLC
since 2008
7 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
Method
Estimation
Statistic approach
by Request
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$840k
Range $756k – $924k · ±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
$15 / 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
$112,424
Tax year 2024
Assessed value
$7,338,114
Assessed 2024
Previous assessed
$7,338,114
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$3,738,336
Assessed improvement
$3,599,778
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1909
Construction
STEEL FRAME
Heating
NONE
Stories
4
Rooms
39
Bathrooms
18
Total area
57,425 SF
Lot
0.34 ac (14,788 SF)
Zoning code
RC4
APN
0670 -013
UPID
US09-6147262
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
1909
Construction
STEEL FRAME
Heating
NONE
Stories
4
Rooms
39
Bathrooms
18
Lot
0.34 ac
Current owner
From public records · entity-resolved
Robertson Regency LLC
Entity
Mailing address
10525 E RIMROCK DR, SCOTTSDALE, AZ 85255-7121
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2024
—
Robertson Regency LLC
—
Deed
related
$9,000,000 · The Northern Trust Co
Oct 27, 2020
—
Robertson Regency LLC
—
Deed
related
$4,000,000 · Northern Tr
Mar 18, 2008
—
Robertson Regency LLC
Robertson,scott L
Quit Claim Deed
related
—
Apr 13, 2006
—
Scott L Robertson
Scott L Robertson INC
Quit Claim Deed
related
$1,500,000 · Scott L Robertson INC
Jan 2, 2004
—
Banks Van Ness Associates LLC
Lipton,craig S
Grant Deed
related
—
Dec 24, 2003
—
Craig S Lipton
Maven Van Ness Associates LLC
Grant Deed
related
—
Dec 30, 1998
—
Maven Van Ness Associates LLC
Maven V/s
Quit Claim Deed
related
—
Oct 14, 1998
—
Lipton Trust
Lipton,craig S & Miriam F
Quit Claim Deed
related
—
Dec 9, 1997
—
Craig S Lipton
Scottish Rite Temple Assoc
Grant Deed
related
—
—
—
Banks Van Ness Associates LLC
—
Deed Of Trust
related
$5,000,000 · First Foundation Bank
—
—
Scott L Robertson INC
—
Deed Of Trust
related
$4,500,000 · Cedars Bank
—
—
Robertson Regency LLC
—
Deed Of Trust
related
$4,000,000 · Northern Tr
—
—
Banks Van Ness Associates LLC
—
Deed Of Trust
related
$4,500,000 · Citibank West Fsb
—
—
Lipton Trust
—
Deed Of Trust
related
$300,000 · Meislin Trust
—
—
Maven Van Ness Associates LLC
—
Deed Of Trust
related
$900,000 · Meislin Trust
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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