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Property profile & analytics
OFF-MARKET
Estimated value
$98,055,000
Office buildings
1509 3rd St 1519 San Francisco, CA 94158-2211
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5997220
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2021
Construction
STEEL FRAME
Total area
302,084 SF
Lot
0.88 ac (38,227 SF)
Zoning code
MBO
APN
8721 -029
UPID
US09-5997220
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
$77.83M
Blend (final)
Blend
$98.06M
Owner & transaction history
Radix Holdings LLC · 2 yrs held
Radix Holdings LLC
since 2023
6 recorded transactions
Zoning & alternative use
MBO · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$154.1M
+6.4%
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
OFFICE BUILDING
$144,795,000
Current use
RETAIL STORES
$154,055,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$129,220,000
Change: -11% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$116,620,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$98.06M
Range $88.25M – $107.86M · ±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
$325 / 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
$4,361,633
Tax year 2024
Assessed value
$354,439,549
Assessed 2024
Previous assessed
$354,439,549
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$75,665,657
Assessed improvement
$278,773,892
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 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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2021
Construction
STEEL FRAME
Heating
NONE
Stories
6
Total area
302,084 SF
Lot
0.88 ac (38,227 SF)
Zoning code
MBO
APN
8721 -029
UPID
US09-5997220
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
MBO · San Francisco, CA
Zoning MBO · permitted uses
MBO · 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
OFFICE BUILDING Current
Est. value
$144.8M
RETAIL STORES
Est. value
$154.1M
COMMERCIAL (GENERAL)
Est. value
$129.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$116.6M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
2021
Construction
STEEL FRAME
Heating
NONE
Stories
6
Lot
0.88 ac
Current owner
From public records · entity-resolved
Radix Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
685 MARKET ST STE #400, SAN FRANCISCO, CA 94105-4205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
—
Radix Holdings LLC
Uber Technologies INC
Lease
—
Nov 17, 2016
—
Are-san Francisco No 49 LLC
Successor Agency Of Redevelopment
Grant Deed
related
—
Nov 10, 2016
—
Uber Technologies INC
Are-san Francisco No 51 LLC
Quit Claim Deed
related
—
Oct 14, 2014
—
Are-san Francisco No 51 LLC
Are-san Francisco No 49 LLC
Quit Claim Deed
related
—
Sep 4, 2014
$119,000,000
Are-san Francisco No 49 LLC
Bay Jacaranda No 2627 LLC
Grant Deed
—
Nov 1, 2010
$76,931,500
Bay Jacaranda 2627 LLC
Are-san Francisco 19 LLC
Grant Deed
—
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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