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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Residential income homes
1485 Florida St 1487 San Francisco, CA 94110-4811
Individually Owned
11-yr Hold
Absentee Owner
Property ID
US09-5874672
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1915
Construction
WOOD FRAME
Total area
3,040 SF
Lot
0.04 ac (1,916 SF)
Zoning code
RH2
APN
4336 -007H
UPID
US09-5874672
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
$960k
Owner & transaction history
Luis|santos Edwin Contreras · 11 yrs held
Luis|santos Edwin Contreras
since 2015
7 recorded transactions
Zoning & alternative use
RH2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+39.5%
Retail stores
$1.2M
+13.1%
Commercial (general)
$1.1M
+5.0%
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)
$1,045,000
Current use
OFFICE BUILDING
$1,455,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$1,180,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,095,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$316 / 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
$17,803
Tax year 2024
Assessed value
$1,406,748
Assessed 2024
Previous assessed
$1,406,748
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$844,052
Assessed improvement
$562,696
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
1915
Construction
WOOD FRAME
Heating
NONE
Stories
3
Units
3
Rooms
12
Bathrooms
3
Total area
3,040 SF
Lot
0.04 ac (1,916 SF)
Zoning code
RH2
APN
4336 -007H
UPID
US09-5874672
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1915
Construction
WOOD FRAME
Heating
NONE
Stories
3
Units
3
Rooms
12
Bathrooms
3
Lot
0.04 ac
Current owner
From public records · entity-resolved
Luis|santos Edwin Contreras
Individual
Mailing address
3470 WILSON AVE, OAKLAND, CA 94602-2925
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2015
—
Luis|santos Edwin Contreras
Santos Edwin & Gema
Quit Claim Deed
related
$857,000 · Mountain West Fin'l
Feb 21, 2006
—
Edwin Santos
Santos,edwin
Quit Claim Deed
related
—
Dec 14, 2005
—
Edwin Santos
Santos,gema
Quit Claim Deed
related
$749,999 · Long Beach Mortgage Co
Dec 14, 2005
$1,050,000
Edwin Santos
Singh Makhan D Trust
Grant Deed
$120,000 · Long Beach Mortgage Co
Sep 23, 2003
—
Dhaliwal,tr
Roth,ronald & Dianne M
Grant Deed
related
—
Sep 17, 2003
—
Ronald Roth
Roth,tr
Quit Claim Deed
$530,000 · Sib Mortgage Corp
Dec 18, 2002
—
Roth,tr
Roth,ronald & Dianne M
Quit Claim Deed
related
—
Jan 17, 2002
—
Singh/harjeet Trust
Singh,makhan D & Harjeet
Quit Claim Deed
related
—
Oct 3, 2001
$760,000
Ronald Roth
Arriaza,raul & Denisea
Grant Deed
$532,000 · North American Mortgage
Nov 19, 1998
—
Eve Bernstein
Gersnowicz,alex
Quit Claim Deed
related
—
Nov 19, 1998
$390,000
Arriaza,raul & Denise
Flora Verzello Trustee
Trustees Deed
$273,000 · Washington Mutual Fsb
Jul 2, 1996
—
Flora Verzello Trustee
Verzello,flora
Quit Claim Deed
related
—
—
—
Edwin Santos
—
Deed Of Trust
related
$840,000 · Wachovia Mortgage Co
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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