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Property profile & analytics
OFF-MARKET
Estimated value
$23,930,000
Retail space
1515 Sloat Blvd San Francisco, CA 94132-1222
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6053560
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1992
Construction
WOOD
Total area
52,000 SF
Lot
2.32 ac (100,917 SF)
Zoning code
NCS
APN
7255 -002
UPID
US09-6053560
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
-
Lucky Grocery & Convenience Store Food Market
-
Amazon Locker - Adna Courier Service Postal Service
-
Lucky Pharmacy Pharmacy
-
KeyMe Locksmiths Locksmith (Bike/Boat/Book/etc) Store
-
Coinstar Kiosk | Bitcoin ATM Atm Currency Exchange Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$23.93M
Owner & transaction history
Rmp Props · 9 yrs held
Rmp Props
since 2017
Last sale
$27.0M
7 recorded transactions
Zoning & alternative use
NCS · 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
$30,335,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$26,520,000
Current use
OFFICE BUILDING
$24,925,000
Change: -6% · Conversion: Easy
COMMERCIAL (GENERAL)
$22,245,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$23.93M
Range $21.54M – $26.32M · ±10% · vs last sale $27.00M (Nov 20 2020)
Last sale anchor
$27.00M
Nov 20 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
$460 / 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
$402,322
Tax year 2024
Assessed value
$34,277,017
Assessed 2024
Previous assessed
$34,277,017
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$21,436,401
Assessed improvement
$12,840,616
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Stories
1
Rooms
13
Total area
52,000 SF
Lot
2.32 ac (100,917 SF)
Zoning code
NCS
APN
7255 -002
UPID
US09-6053560
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NCS · San Francisco, CA
Zoning NCS · permitted uses
NCS · 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 Current
Est. value
$26.5M
OFFICE BUILDING
Est. value
$24.9M
COMMERCIAL (GENERAL)
Est. value
$22.2M
RETAIL STORES Current
OFFICE BUILDING
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
1992
Construction
WOOD
Heating
NONE
Stories
1
Rooms
13
Lot
2.32 ac
Current owner
From public records · entity-resolved
Rmp Props
Individual
Mailing address
1800 STANDIFORD AVE, MODESTO, CA 95350-0180
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Apr 20, 2026
—
Palomar Fitness Partners LP
—
Deed
related
$16,000,000 · Fifth Third Bank
Jan 22, 2021
—
Save Mart Portfolio Owner Fund
—
Deed
related
$416,800,000 · Wells Fargo Bk
May 18, 2017
—
Rmp Props
Standiford Partners LLC
Quit Claim Deed
related
$170,000,000 · Ubs Ag
Mar 16, 2017
—
Standiford Partners LLC
Lucky Del Nocal Investor LLC
Grant Deed
related
—
Dec 27, 2012
$15,576,500
Standiford Partners LLC
Lucky Nocal Investor LLC
Grant Deed
—
Sep 16, 2008
—
Lucky Nocal Investor LLC
—
Deed Of Trust
related
$360,000,000 · Wells Fargo Retail Finance LLC
Oct 10, 2006
—
Lucky Nocal Investor LLC
Lucky Stores INC
Quit Claim Deed
related
$1,689,279,700 · Greenwich Capital Fin'l INC
Jan 31, 1991
—
Stores Cor Lucky
Estate Of Samuel
Grant Deed
related
—
—
—
Lucky Del Nocal Investor LLC
—
Deed Of Trust
related
$420,000 · Bank Of Montreal
—
—
Save Mart Portfolio Owner Fund
—
Deed Of Trust
related
$416,800,000 · Wells Fargo Bk
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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