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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Investment properties
1328 Silver Ave 1330 San Francisco, CA 94134-1226
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6070773
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
WOOD FRAME
Total area
1,583 SF
Lot
0.05 ac (2,235 SF)
Zoning code
NC1
APN
5920 -013
UPID
US09-6070773
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
$600k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$475k
Blend (final)
Blend
$600k
Owner & transaction history
Hamid Alaghemand · 1 yrs held
Hamid Alaghemand
since 2024
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
NC1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$805,000
+116.9%
Office building
$760,000
+103.9%
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
$600,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$370,000
Current use
RETAIL STORES
$805,000
Change: +117% · Conversion: Easy
OFFICE BUILDING
$760,000
Change: +104% · Conversion: Easy
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Oct 17 2024)
Last sale anchor
$600k
Oct 17 2024
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
$379 / 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
$11,894
Tax year 2024
Assessed value
$929,697
Assessed 2024
Previous assessed
$929,697
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$459,711
Assessed improvement
$469,986
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
2
Rooms
5
Bathrooms
2
Total area
1,583 SF
Lot
0.05 ac (2,235 SF)
Zoning code
NC1
APN
5920 -013
UPID
US09-6070773
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
$370,000
RETAIL STORES
Est. value
$805,000
OFFICE BUILDING
Est. value
$760,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1930
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
2
Rooms
5
Bathrooms
2
Lot
0.05 ac
Current owner
From public records · entity-resolved
Hamid Alaghemand
Individual
Mailing address
901 LURLINE DR, FOSTER CITY, CA 94404-1832
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Oct 17, 2024
—
Hamid Alaghemand
Hamid Alaghemand
Deed
related
—
Nov 2, 2016
—
Ramezanbeigi 2006 Trust
Ramezanbeigi,jahangir & Mina
Quit Claim Deed
related
$95,000 · First Republic Bk
Oct 18, 2016
—
Hamid Alahhemand
Fadai,shiva A
Affidavit Of Death
related
—
Apr 30, 2015
$193,500
Alaghemand Hamid Shima|ramezanbeigi Jahangir
Fadai Shiva A
Quit Claim Deed
related
—
Aug 2, 2011
—
Shiva Alaghemand
Alaghemand,hamid & Shima
Quit Claim Deed
related
—
May 22, 2007
—
Jahangir Ramezanbeigi
Ramezanbeigi,jahangir & Mina
Quit Claim Deed
related
—
Apr 20, 2007
$600,000
Jahangir Ramezanbeigi
California Soccer Assn North
Grant Deed
$445,000 · First Republic Bank
—
—
California Soccer Assn-north
—
Deed Of Trust
related
$300,000 · California Savings Bank
—
—
Jahangir Ramezanbeigi
—
Deed Of Trust
related
$450,000 · First Republic Bk
—
—
Jahangir Ramezanbeigi
—
Deed Of Trust
related
$95,000 · First Republic Bk
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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