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Property profile & analytics
OFF-MARKET
Estimated value
$7,325,000
Office buildings
182 2nd St 198 San Francisco, CA 94105-3801
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-6135475
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1909
Construction
TILT-UP CONCRETE
Total area
38,040 SF
Lot
0.15 ac (6,340 SF)
Zoning code
C3OSD
APN
3722 -019
UPID
US09-6135475
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
-
PGH Wong Engineering Inc Engineering Consultant Civil Engineer
-
Zim (Bike/Boat/Book/etc) Store
-
enSilo Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.33M
Owner & transaction history
Second & Howard 88 LLC · 18 yrs held
Second & Howard 88 LLC
since 2007
7 recorded transactions
Zoning & alternative use
C3OSD · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$193 / 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
$193,545
Tax year 2024
Assessed value
$15,453,188
Assessed 2024
Previous assessed
$15,453,188
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$10,946,011
Assessed improvement
$4,507,177
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1909
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
4
Rooms
18
Bathrooms
8
Total area
38,040 SF
Lot
0.15 ac (6,340 SF)
Zoning code
C3OSD
APN
3722 -019
UPID
US09-6135475
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3OSD · San Francisco, CA
Zoning C3OSD · permitted uses
C3OSD · 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.
Building & site characteristics
From public records
Year built
1909
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Rooms
18
Bathrooms
8
Lot
0.15 ac
Current owner
From public records · entity-resolved
Second & Howard 88 LLC
Entity
Mailing address
182 2ND ST, SAN FRANCISCO, CA 94105-3801
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
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
Sep 7, 2007
$12,000,000
Second & Howard 88 LLC
182 Second Street Assocs LLC
Grant Deed
related
$8,500,000 · Merrill Lynch Business Finl Sv
Aug 15, 1995
—
182 2nd St Associates LLC
Whln Real/lp
Grant Deed
$1,250,000 · Owens Financial Group INC
Dec 23, 1994
—
Whln Real Estate LP
Lincoln National Life Insuranc
Deed Of Trust
related
$140,000,000 · General Electric Capital Corp
Oct 19, 1994
$2,586,936
Lincoln National Life Insuranc
Berry,robert G & Loraine J
Trustees Deed
—
Jan 18, 1994
—
North By Northwest INC
Berry,robert G &
Grant Deed
related
—
—
—
182 Second Street Associates
—
Deed Of Trust
related
$398,000 · East West Investment INC
—
—
182 Second Street Assoc LLC
—
Deed Of Trust
related
$1,750,000 · Owens Financial Group INC
—
—
182 Second Street Assoc LLC
—
Deed Of Trust
related
$2,280,000 · East West 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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