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Property profile & analytics
OFF-MARKET
Estimated value
$11,620,000
Motels
140 7th St San Francisco, CA 94103-2833
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-6145072
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1980
Construction
WOOD
Total area
26,000 SF
Lot
0.18 ac (8,000 SF)
Zoning code
SLR
APN
3727 -002
UPID
US09-6145072
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
-
Carriage Inn Hotel & Motel
-
Hotel Fiona Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.15M
Blend (final)
Blend
$11.62M
Owner & transaction history
Hf Sf Holdings LLC · 2 yrs held
Hf Sf Holdings LLC
since 2024
Last sale
$11.6M
4 recorded transactions
Zoning & alternative use
SLR · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$13.0M
+18.9%
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
$11,620,000
ML approach
$11,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$10,970,000
Current use
RETAIL STORES
$13,045,000
Change: +19% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,960,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$11.62M
Range $10.46M – $12.78M · ±10% · vs last sale $11.62M (Jun 12 2024)
Last sale anchor
$11.62M
Jun 12 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
$447 / 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
$141,160
Tax year 2024
Assessed value
$11,384,979
Assessed 2024
Previous assessed
$11,384,979
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$4,040,000
Assessed improvement
$7,344,979
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Stories
3
Units
48
Rooms
48
Bathrooms
48
Total area
26,000 SF
Lot
0.18 ac (8,000 SF)
Zoning code
SLR
APN
3727 -002
UPID
US09-6145072
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
SLR · San Francisco, CA
Zoning SLR · permitted uses
SLR · 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
HOTEL/MOTEL Current
Est. value
$11.0M
RETAIL STORES
Est. value
$13.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.0M
HOTEL/MOTEL Current
RETAIL STORES
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
1980
Construction
WOOD
Heating
NONE
Stories
3
Units
48
Rooms
48
Bathrooms
48
Lot
0.18 ac
Current owner
From public records · entity-resolved
Hf Sf Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
140 W 7TH ST #1255, DALLAS, TX 75208-4422
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2024
—
Hf Sf Holdings LLC
Sf Carriage LLC
Deed In Lieu Of Foreclosure
related
—
Apr 9, 2019
$11,618,500
Sf Carriage LLC
Apic Hotel Carriage LLC
Grant Deed
$112,745,967 · Acore Cap Mtg LP
Oct 31, 2016
—
Apic Hotel Carriage LLC
—
Deed
related
$40,000,000 · United Overseas Bk
May 3, 2010
$2,889,000
Apic Hotel Carriage LLC
Az-sf Hotels LLC
Grant Deed
$3,200,000 · Qingquan Tang
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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