Back to Search
Property profile & analytics
FOR LEASE
Office buildings
1355 Sansome St San Francisco, CA 94133
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6158297
For Lease
1 / 2
$21,095,000
1355 Sansome St, San Francisco, CA 94133
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
CONCRETE
Total area
66,732 SF
Lot
0.54 ac (23,718 SF)
Zoning code
C2
APN
0085 -048
UPID
US09-6158297
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
-
Hult International Business School College Business School
-
EF International Language Campus - English courses in San Francisco Language School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.99M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.10M
Owner & transaction history
Jppf 1155 Battery LP · 6 yrs held
Jppf 1155 Battery LP
since 2019
6 recorded transactions
Zoning & alternative use
C2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$34.0M
+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%
$29,230,000
6.5%
$26,985,000
7%
$25,055,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$28,710,000
Current use
RETAIL STORES
$34,030,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$28,545,000
Change: -1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$25,760,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$21.10M
Range $18.99M – $23.20M · ±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
$53,993
Tax year 2024
Assessed value
$59,775,264
Assessed 2024
Previous assessed
$59,775,264
+0.0% YoY
Effective rate
0.09%
On assessed value
Assessed land
$23,910,105
Assessed improvement
$35,865,159
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
4
Bathrooms
4
Total area
66,732 SF
Lot
0.54 ac (23,718 SF)
Zoning code
C2
APN
0085 -048
UPID
US09-6158297
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
$28.7M
RETAIL STORES
Est. value
$34.0M
COMMERCIAL (GENERAL)
Est. value
$28.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$25.8M
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
4
Bathrooms
4
Lot
0.54 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
6 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
Dec 18, 2001
—
Larsen Trust
Larsen,christian
Quit Claim Deed
related
—
Sep 11, 1998
$1,300,000
Christian Larsen
Kay,donald M
Grant Deed
—
—
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
