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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Retail residential properties
1775 Church St San Francisco, CA 94131-2450
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5784111
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1928
Construction
WOOD
Total area
3,285 SF
Lot
0.04 ac (1,650 SF)
Zoning code
NC1
APN
6637 -034
UPID
US09-5784111
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
$1.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
Weber,trent Trust · 8 yrs held
Weber,trent Trust
since 2018
7 recorded transactions
Zoning & alternative use
NC1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+19.2%
Office building
$1.6M
+12.1%
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%
$1,220,000
6.5%
$1,130,000
7%
$1,045,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,405,000
Current use
RETAIL STORES
$1,675,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$1,575,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$330 / 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
$21,389
Tax year 2024
Assessed value
$1,758,467
Assessed 2024
Previous assessed
$1,758,467
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,055,081
Assessed improvement
$703,386
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
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
1928
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
9
Bathrooms
2
Total area
3,285 SF
Lot
0.04 ac (1,650 SF)
Zoning code
NC1
APN
6637 -034
UPID
US09-5784111
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC1 · San Francisco, CA
Zoning NC1 · permitted uses
NC1 · 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
$1.4M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1928
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
9
Bathrooms
2
Lot
0.04 ac
Current owner
From public records · entity-resolved
Weber,trent Trust
Trust
Mailing address
15 MANTEGANI WAY, TIBURON, CA 94920-1577
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2018
—
Weber,trent Trust
Weber,trent
Quit Claim Deed
related
—
Apr 15, 2011
$1,400,000
Trent Weber
Shinoff Family Trust
Grant Deed
$934,200 · Wells Fargo Bank
Apr 15, 2009
—
Shinoff Family Trust
Shinoff Family Trust
Quit Claim Deed
related
—
Jan 9, 2009
—
Shinoff Family Trust
Shinoff Family Trust
Quit Claim Deed
related
—
Jan 18, 2008
—
Holly Wake-shinoff
Shinoff,john R
Affidavit Of Death
related
—
Nov 13, 2006
—
Shinoff Family Trust
Shinoff,john R
Quit Claim Deed
related
—
Sep 17, 1998
$282,000
John R Shinoff
Cooper,howard A
Grant Deed
$390,000 · First Republic Bank
Jul 17, 1995
—
William E Gibbs
Gibbs,william E
Quit Claim Deed
related
—
—
—
Trent Weber
—
Deed Of Trust
related
$100,000 · Weber Living Trust (lt)
—
—
Brian Kennison
—
Deed Of Trust
related
$100,000 · J P Morgan Chase Bank
—
—
Trent Weber
—
Deed Of Trust
related
$930,000 · Wells Fargo Bank
—
—
John R Shinoff
—
Deed Of Trust
related
$475,000 · Indymac Bank Fsb
—
—
John R Shinoff
—
Deed Of Trust
related
$484,500 · Indymac Bank Fsb
—
—
John R Shinoff
—
Deed Of Trust
related
$150,000 · Indymac Bank Fsb
—
—
John R Shinoff
—
Deed Of Trust
related
$547,000 · Indymac Bank Fsb
—
—
Gibbs
—
Deed Of Trust
related
$272,000 · World Savings & Loan
—
—
John R Shinoff
—
Deed Of Trust
related
$100,000 · 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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