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Property profile & analytics
OFF-MARKET
Estimated value
$5,210,000
Office buildings
1850 Kearny St San Francisco, CA 94133-2106
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6159283
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
TILT-UP CONCRETE
Total area
17,263 SF
Lot
0.62 ac (27,020 SF)
Zoning code
C2
APN
0056 -003
UPID
US09-6159283
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
$6.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.21M
Owner & transaction history
Dp North Waterfront LLC · 9 yrs held
Dp North Waterfront LLC
since 2016
7 recorded transactions
Zoning & alternative use
C2 · 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%
$7,560,000
6.5%
$6,980,000
7%
$6,480,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,275,000
Current use
RETAIL STORES
$7,525,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$7,385,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$5.21M
Range $4.69M – $5.73M · ±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
$302 / 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
$267,368
Tax year 2024
Assessed value
$22,756,584
Assessed 2024
Previous assessed
$22,756,584
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$14,222,866
Assessed improvement
$8,533,718
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Rooms
5
Bathrooms
2
Total area
17,263 SF
Lot
0.62 ac (27,020 SF)
Zoning code
C2
APN
0056 -003
UPID
US09-6159283
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C2 · San Francisco, CA
Zoning C2 · permitted uses
C2 · 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
OFFICE BUILDING Current
Est. value
$8.3M
RETAIL STORES
Est. value
$7.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.4M
OFFICE BUILDING Current
RETAIL STORES
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Rooms
5
Bathrooms
2
Lot
0.62 ac
Current owner
From public records · entity-resolved
Dp North Waterfront LLC
Entity
Mailing address
818 W 7TH ST STE #410, LOS ANGELES, CA 90017-3463
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2022
—
Dp North Waterfront LLC
—
Deed
related
$35,700,000 · United Overseas Bank Ltd
Jan 17, 2019
—
Dp North Waterfront LLC
—
Loan Modification
related
$35,700,000 · United Overseas Bk
Dec 16, 2016
$59,750,000
Dp North Waterfront LLC
Lpf Montgomery North INC
Trustees Deed
$35,700,000 · United Overseas Bk
Nov 2, 2011
$35,400,000
Lpf Montgomery North INC
Kaufman R H & B L Trust
Grant Deed
—
Feb 2, 2011
$2,800,000
Mcguire Don S 2007 Trust
Mcguire Living Trust
Grant Deed
related
$23,000 · Mcguire Living Trust
Feb 2, 2009
—
John C Mguire
Mcguire,elinor S
Affidavit Of Death
related
—
Nov 21, 2008
—
Mcguire John C Trust
Mcguire,elinor S
Affidavit Of Death
related
—
Dec 20, 1999
—
Portal Ulloa Partners LP West
Kelso Trust
Grant Deed
related
—
May 5, 1999
—
Kelso Trust
Kelsoland Partners
Quit Claim Deed
related
—
May 12, 1995
—
Kelsoland Partners
Montgomery-north Associates
Quit Claim Deed
related
—
—
—
Montgomery-north
—
Deed Of Trust
related
$3,600,000 · Northern Life In
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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