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Property profile & analytics
OFF-MARKET
Estimated value
$2,755,000
Retail residential properties
1633 Haight St San Francisco, CA 94117-2815
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-5736846
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1906
Construction
WOOD
Total area
9,350 SF
Lot
0.09 ac (3,732 SF)
Zoning code
HAIGHT
APN
1246 -023
UPID
US09-5736846
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
-
Zam Zam Bar & Pub Nightclub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.21M
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$2.76M
Owner & transaction history
Stephen L Pasquan · 12 yrs held
Stephen L Pasquan
since 2013
7 recorded transactions
Zoning & alternative use
HAIGHT · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.5M
+34.1%
Apartment house (5+ units)
$3.8M
+14.6%
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%
$3,475,000
6.5%
$3,210,000
7%
$2,980,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,345,000
Current use
OFFICE BUILDING
$4,480,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,830,000
Change: +15% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,890,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$2.76M
Range $2.48M – $3.03M · ±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
$295 / 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
$70,451
Tax year 2024
Assessed value
$5,895,635
Assessed 2024
Previous assessed
$5,895,635
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,585,922
Assessed improvement
$2,309,713
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
1906
Construction
WOOD
Heating
NONE
Stories
3
Units
8
Rooms
23
Bathrooms
10
Total area
9,350 SF
Lot
0.09 ac (3,732 SF)
Zoning code
HAIGHT
APN
1246 -023
UPID
US09-5736846
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
COMMERCIAL (GENERAL) Current
Est. value
$3.3M
OFFICE BUILDING
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$2.9M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1906
Construction
WOOD
Heating
NONE
Stories
3
Units
8
Rooms
23
Bathrooms
10
Lot
0.09 ac
Current owner
From public records · entity-resolved
Stephen L Pasquan
Individual
Mailing address
PO BOX 10222, SAN RAFAEL, CA 94912-0222
Ownership since
2013
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
Nov 27, 2013
$1,246,500
Stephen L Pasquan
Front Properties LLC
Grant Deed
—
Mar 18, 2013
—
Stephen L Pasquan
Pasquan LP
Quit Claim Deed
related
—
Mar 23, 2005
—
Stephen L Pasquan
Eagle Management & Inv
Grant Deed
related
—
Nov 10, 2003
—
Front Properties LLC
Srain,kevin
Grant Deed
related
—
Aug 15, 2001
—
Jevin Strain
Strain,kirsten L
Quit Claim Deed
related
$1,500,000 · Bruno Mooshei Estate
—
—
Front Properties LLC
—
Loan Modification
related
$3,900,000 · Wells Fargo Bank
—
—
Stephen Pasquan
—
Deed Of Trust
related
$3,900,000 · Wells Fargo Bank
—
—
Kevin Strain
—
Deed Of Trust
related
$1,700,000 · Wells Fargo Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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