Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Retail residential properties
1401 Silver Ave San Francisco, CA 94134-1227
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6063245
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1925
Construction
WOOD
Total area
1,500 SF
Lot
0.04 ac (1,873 SF)
Zoning code
RH2
APN
5882 -025
UPID
US09-6063245
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
-
Psychic Clairvoyant Spiritual Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$515k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$780k
Owner & transaction history
Qishan Kuang · 1 yrs held
Qishan Kuang
since 2025
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
RH2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$765,000
+116.9%
Office building
$720,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$765,000
Change: +117% · Conversion: Easy
OFFICE BUILDING
$720,000
Change: +104% · Conversion: Easy
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $825k (Mar 28 2025)
Last sale anchor
$825k
Mar 28 2025
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
$520 / 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
$3,790
Tax year 2024
Assessed value
$246,983
Assessed 2024
Previous assessed
$246,983
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$164,662
Assessed improvement
$82,321
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
4
Bathrooms
1
Total area
1,500 SF
Lot
0.04 ac (1,873 SF)
Zoning code
RH2
APN
5882 -025
UPID
US09-6063245
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH2 · San Francisco, CA
Zoning RH2 · permitted uses
RH2 · 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
RETAIL STORES
Est. value
$765,000
OFFICE BUILDING
Est. value
$720,000
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
1925
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
4
Bathrooms
1
Lot
0.04 ac
Current owner
From public records · entity-resolved
Qishan Kuang
Individual
Mailing address
359 CASTENADA DR, MILLBRAE, CA 94030-3014
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2025
$825,000
Qishan Kuang
Leland Avenue LLC
Grant Deed
$525,000 · Crosscountry Mortgage LLC
Dec 2, 2004
—
Leland Avenue LLC
Tran,alan
Grant Deed
related
—
Nov 24, 2004
—
Alan Tran
Leland Avenue LLC
Grant Deed
$318,500 · Washington Mutual Fsb
Jun 29, 2001
—
Alan Tran
Tran,alan
Quit Claim Deed
related
—
Jun 7, 1995
$150,000
Alan Tran
Viviani Trust
Grant Deed
$130,000 · Seller
—
—
Leland Avenue LLC
—
Deed Of Trust
related
$150,000 · National American Bank
—
—
Alan Tran
—
Deed Of Trust
related
$154,700 · National American Bank
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?”
You own 1401 Silver Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
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.
