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Property profile & analytics
OFF-MARKET
Estimated value
$2,810,000
Retail space
1538 Haight St San Francisco, CA 94117-2913
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US09-5799120
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1931
Total area
8,020 SF
Zoning code
HAIGHT
APN
1231 -052
UPID
US09-5799120
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
$2.81M
Owner & transaction history
Kdv Properties LLC · 15 yrs held
Kdv Properties LLC
since 2010
7 recorded transactions
Zoning & alternative use
HAIGHT · 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
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
RETAIL STORES
$4,090,000
Current use
OFFICE BUILDING
$3,845,000
Change: -6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,285,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.81M
Range $2.53M – $3.09M · ±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
$350 / 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
$56,938
Tax year 2024
Assessed value
$4,793,129
Assessed 2024
Previous assessed
$4,793,129
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,350,795
Assessed improvement
$2,442,334
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1931
Heating
NONE
Stories
2
Total area
8,020 SF
Zoning code
HAIGHT
APN
1231 -052
UPID
US09-5799120
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
HAIGHT · San Francisco, CA
Zoning HAIGHT · permitted uses
HAIGHT · 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
$4.1M
OFFICE BUILDING
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.3M
RETAIL STORES Current
OFFICE BUILDING
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
1931
Heating
NONE
Stories
2
Current owner
From public records · entity-resolved
Kdv Properties LLC
Entity
Mailing address
1530 HAIGHT ST, SAN FRANCISCO, CA 94117-2913
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2022
—
Kdv Properties LLC
—
Deed
related
$3,000,000 · Fremont Bank
Aug 17, 2020
—
Kdv Properties LLC
—
Deed
related
$3,400,000 · Fremont Bk
Aug 30, 2019
—
Kdv Properties LLC
—
Deed
related
$4,550,000 · Fremont Bk
Dec 17, 2010
—
Kdv Properties LLC
—
Trustees Deed
related
$2,000,000 · Heritage Bank Of Commerce
Aug 20, 2010
—
Kdv Properties LLC
Vardakastanis,gus & Georgia
Quit Claim Deed
related
—
Sep 30, 2009
$1,400,000
Kdv Properties LLC
Romano Family Living Trust
Grant Deed
$875,000 · New Resource Bk
Dec 30, 2008
—
Romano Family Living Trust
Romano Family Trust
Quit Claim Deed
related
—
Aug 8, 2007
$1,390,000
Gus Vardakastanis
Romano 1998 Trust
Grant Deed
$1,250,000 · Romano 1998 Trust
Apr 7, 2006
—
Romano Family Trust
Romano Ents LLC
Quit Claim Deed
related
—
—
—
Kdv Properties LLC
—
Deed Of Trust
related
$2,500,000 · Heritage Bk/commerce
—
—
Kdv Properties LLC
—
Deed Of Trust
related
$1,150,000 · Heritage Bank Of Commerce
—
—
Kdv Properties LLC
—
Deed Of Trust
related
$2,280,000 · Heritage Bk/commerce
—
—
Kdv Properties LLC
—
Deed Of Trust
related
$4,550,000 · Fremont Bk
—
—
Kdv Properties LLC
—
Deed Of Trust
related
$3,400,000 · Fremont 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.
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