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Property profile & analytics
OFF-MARKET
Estimated value
$3,485,000
Residential income homes
1420 Montgomery St San Francisco, CA 94133-3240
Trust Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-6158676
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1960
Construction
WOOD
Total area
10,249 SF
Lot
0.08 ac (3,515 SF)
Zoning code
RH3
APN
0085 -037
UPID
US09-6158676
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.49M
Owner & transaction history
Duxbury Trust · 14 yrs held
Duxbury Trust
since 2011
7 recorded transactions
Zoning & alternative use
RH3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.5M
+26.3%
Office building
$4.9M
+12.0%
Retail stores
$4.5M
+1.9%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,385,000
Current use
COMMERCIAL (GENERAL)
$5,535,000
Change: +26% · Conversion: Moderate
OFFICE BUILDING
$4,915,000
Change: +12% · Conversion: Moderate
RETAIL STORES
$4,465,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.83M · ±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
$340 / 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
$173,023
Tax year 2024
Assessed value
$14,662,277
Assessed 2024
Previous assessed
$14,662,277
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$6,364,005
Assessed improvement
$8,298,272
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Stories
4
Units
4
Rooms
24
Bathrooms
9
Total area
10,249 SF
Lot
0.08 ac (3,515 SF)
Zoning code
RH3
APN
0085 -037
UPID
US09-6158676
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH3 · San Francisco, CA
Zoning RH3 · permitted uses
RH3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$5.5M
OFFICE BUILDING
Est. value
$4.9M
RETAIL STORES
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1960
Construction
WOOD
Heating
NONE
Stories
4
Units
4
Rooms
24
Bathrooms
9
Lot
0.08 ac
Current owner
From public records · entity-resolved
Duxbury Trust
Trust
Mailing address
1420 MONTGOMERY ST STE #4, SAN FRANCISCO, CA 94133-3241
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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
Nov 9, 2011
—
Duxbury Trust
Duxbury Trust
Quit Claim Deed
related
—
Dec 12, 2005
$9,500,000
Duxbury Trust
Edm Realty Corp
Grant Deed
—
Nov 6, 2002
—
Erwin D Mieger
—
Deed Of Trust
related
$1,000,000 · First Republic Bank
Sep 25, 2001
—
Erwin D Mieger
Frank A Campini Foundation
Grant Deed
related
—
—
—
Erwin D Mieger
—
Deed Of Trust
related
$150,000 · First Republic Bank
—
—
Erwin D Mieger
—
Deed Of Trust
related
$1,500,000 · Brookbank Real Estate Ptnr LLC
—
—
Erwin D Mieger
—
Deed Of Trust
related
$4,000,000 · Rsr Financial Services INC
—
—
Erwin D Mieger
—
Deed Of Trust
related
$800,000 · Shelli J & Kyle G Semler
—
—
Erwin D Mieger
—
Deed Of Trust
related
$500,000 · Brookbank Real Est Partners 1
—
—
Erwin D Mieger
—
Deed Of Trust
related
$1,000,000 · First Republic 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.
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