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Property profile & analytics
OFF-MARKET
Estimated value
$1,760,000
Retail residential properties
1435 Grant Ave 1439 San Francisco, CA 94133-3303
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6150762
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1907
Construction
WOOD
Total area
1,800 SF
Lot
0.01 ac (600 SF)
Zoning code
NBEACH
APN
0116 -007
UPID
US09-6150762
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
$1.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$1.76M
Owner & transaction history
Randal Brugioni · 5 yrs held
Randal Brugioni
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
NBEACH · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,775,000
ML approach
$1,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.76M
Range $1.58M – $1.94M · ±10% · vs last sale $1.80M (Sep 15 2020)
Last sale anchor
$1.80M
Sep 15 2020
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
$978 / 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
$23,166
Tax year 2024
Assessed value
$1,910,174
Assessed 2024
Previous assessed
$1,910,174
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,485,691
Assessed improvement
$424,483
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
1907
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
7
Bathrooms
2
Total area
1,800 SF
Lot
0.01 ac (600 SF)
Zoning code
NBEACH
APN
0116 -007
UPID
US09-6150762
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NBEACH · San Francisco, CA
Zoning NBEACH · permitted uses
NBEACH · 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.
Building & site characteristics
From public records
Year built
1907
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
7
Bathrooms
2
Lot
0.01 ac
Current owner
From public records · entity-resolved
Randal Brugioni
Individual
Mailing address
100 ALTON AVE, SAN FRANCISCO, CA 94116-1403
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2020
—
Randal Brugioni
—
Deed
related
$860,000 · First Republic Bk
Sep 15, 2020
$1,800,000
Randal Brugioni
James H Schein
Grant Deed
—
Dec 19, 2017
—
James H Schein
—
Deed
related
$540,000 · City Nat'l Bk
May 18, 2004
$745,000
James H Schein
Low,tr
Grant Deed
—
Feb 3, 2004
—
Low,tr
Low,tr
Quit Claim Deed
related
—
—
—
James H Schein
—
Deed Of Trust
related
$540,000 · City Nat'l Bk
—
—
Randal Brugioni
—
Deed Of Trust
related
$860,000 · First Republic Bk
—
—
James H Schein
—
Deed Of Trust
related
$600,000 · Preferred Mortgage Services
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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