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Property profile & analytics
OFF-MARKET
Estimated value
$27,275,000
Office buildings
1355 Sutter St San Francisco, CA 94109-5415
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-5920032
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Construction
CONCRETE
Total area
82,250 SF
Lot
0.59 ac (25,800 SF)
Zoning code
NC3
APN
0690 -016
UPID
US09-5920032
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
$33.26M
Comparable Approach
Comparable
$16.38M
Blend (final)
Blend
$27.28M
Owner & transaction history
Sutter Bay Hospitals · 9 yrs held
Sutter Bay Hospitals
since 2016
6 recorded transactions
Zoning & alternative use
NC3 · 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%
$36,030,000
6.5%
$33,260,000
7%
$30,885,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$39,425,000
Current use
Blend value · Realmo final
$27.28M
Range $24.55M – $30.00M · ±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
$332 / 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
$316,893
Tax year 2024
Assessed value
$55,652,980
Assessed 2024
Previous assessed
$55,652,980
+0.0% YoY
Effective rate
0.57%
On assessed value
Assessed land
$25,755,329
Assessed improvement
$29,897,651
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
1975
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
5
Total area
82,250 SF
Lot
0.59 ac (25,800 SF)
Zoning code
NC3
APN
0690 -016
UPID
US09-5920032
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC3 · San Francisco, CAZoning NC3 · permitted uses
NC3 · 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
$39.4M
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
1975
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
5
Lot
0.59 ac
Current owner
From public records · entity-resolved
Sutter Bay Hospitals
Individual
Mailing address
PO BOX 61905, ROSEVILLE, CA 95661
Ownership since
2016
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
Dec 30, 2016
—
Sutter Bay Hospitals
Sutter Bay Hospitals
Quit Claim Deed
related
—
Oct 7, 2014
—
Sutter West Bay Hospitals
Sutter West Bay Hospitals
Quit Claim Deed
related
—
Feb 1, 2008
$33,797,380
California Pacific Medical Ctr
Sutter Place LLC
Grant Deed
—
Sep 22, 1998
—
Sutter Place LLC
Stratos Corp
Grant Deed
$10,550,000 · United Commercial Bank
—
—
Stratos Corp N V
—
Deed Of Trust
related
$3,600,000 · Bank Of The Orient
—
—
Sutter Place LLC
—
Deed Of Trust
related
$7,850,000 · First Street Com'l Mtg Fund
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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