Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    188 Octavia St San Francisco, CA 94102

    • Apartment buildings
    • 20,635 SF
    • 0.13 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-6082894
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Adventurous Sports / Ski School
    • 188 Octavia / Apartment Building / Apartment Rental Agency

    Property Details for 188 Octavia St

    Year built
    2020
    Construction
    CONCRETE
    Lot size
    0.13 lot acres
    Property size
    20,635 SF
    Property type
    Apartment buildings
    APN
    0853 -034
    APU
    853034

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $11,165,000
      6.5%
      $10,305,000
      7%
      $9,570,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $10,574,000
      Market price range: $2.64M - $10.6M
      AI Estimate
      $7,054,000
      Market price range: $657k - $8.45M

    • Alternative Use

      Use
      Estimation
      APARTMENT HOUSE (5+ UNITS)
      $6,950,000
      Current use
      OFFICE BUILDING
      $11,185,000
      Change: +61% Conversion: Moderate
      RETAIL STORES
      $10,525,000
      Change: +51% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $8,825,000
      Change: +27% Conversion: Moderate
      INDUSTRIAL (GENERAL)
      $6,375,000
      Change: -8% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Francisco
    County
    San Francisco
    State
    California
    Longitude
    -122.424
    Latitude
    37.7737
    CBSA code
    41860
    CBSA name
    SAN FRANCISCO-OAKLAND-FREMONT, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $208,592
    $5,361,009
    $12,310,012
    $17,671,021
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      0.38 Acres

      701 Golden Gate Ave

      APARTMENT HOUSE (5+ UNITS) • 0.38 Acres
      701 Golden Gate Ave, San Francisco, CA 94102-3199
      View Details
    • Value Estimation by Request
      974 SF

      960 Market St, Unit 1009

      APARTMENT HOUSE (5+ UNITS) • 974 SF
      960 Market St, San Francisco, CA 94102-4058
      View Details
    • Value Estimation
      $5,495,000
      11,789 SF

      324 Larkin St

      APARTMENT HOUSE (5+ UNITS) • 11,789 SF
      324 Larkin St, San Francisco, CA 94102-3615
      View Details
    • Value Estimation
      $590,000
      3,375 SF

      574 Hickory St, Unit 578

      APARTMENT HOUSE (5+ UNITS) • 3,375 SF
      574 Hickory St, San Francisco, CA 94102-5548
      View Details
    • Value Estimation
      $3,805,000
      49,945 SF

      277 Golden Gate Ave

      APARTMENT HOUSE (5+ UNITS) • 49,945 SF
      277 Golden Gate Ave, San Francisco, CA 94102-3990
      View Details
    • Value Estimation
      $1,410,000
      5,590 SF

      225 Gough St, Unit 235

      APARTMENT HOUSE (5+ UNITS) • 5,590 SF
      225 Gough St, San Francisco, CA 94102-5905
      View Details

    Similar Nearby for Sale

    • $2,395,000
      10,080 SF

      San Francisco Multifamily Investment Opportunity

      Income-generating 7-story apartment building in vibrant Tenderloin neighborhood.
      334 Leavenworth St, San Francisco, CA 94102
      View Details
    • $1,100,000
      4,335 SF

      Hyde Street Multifamily Investment

      Prime San Francisco 4-Unit Building
      222-226 Hyde St, San Francisco, CA 94102
      View Details
    • $5,500,000
      3,300 SF

      505-511 Laguna St

      Restaurants • 3,300 SF
      505-511 Laguna St, San Francisco, CA 94102
      View Details
    • Contact for pricing
      17,091 SF

      Mixed-Use Building in Union Square

      Mixed-use building with restaurant and salon near Union Square.
      435-441 Powell St, San Francisco, CA 94102
      View Details
    • $2,750,000
      3,300 SF

      Hayes Valley Mixed-Use Investment

      Mixed-use property in vibrant Hayes Valley neighborhood with retail and residential.
      501 Laguna St, San Francisco, CA 94102
      View Details
    • Contact for pricing

      Prime SF Office Space, 205 SF

      Downtown San Francisco office, all utilities included.
      870 Market St 547, San Francisco, CA 94102
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Prime Retail Space in Union Square

      Located in the heart of Union Square Retail District.
      800-830 Market St, San Francisco, CA 94102
      View Details
    • Contact for pricing
      2,775 SF

      Prime Retail Space Available

      Spacious retail space with high visibility and recent renovations.
      39-65 Taylor St, San Francisco, CA 94102
      View Details
    • Contact for pricing
      2,460 SF

      Renovated Retail Space on Powell

      Move-in ready retail space with high ceilings on Powell.
      226 Powell St, San Francisco, CA 94102
      View Details
    • $42 SF/Yr
      1,750 SF

      Hayes Valley Victorian Office Space

      Move-in ready office in a beautiful Victorian building.
      257 Oak St, San Francisco, CA 94102
      View Details
    • Contact for pricing
      296 SF

      Hayes Valley Retail Space Available

      Retail space with mezzanine in desirable Hayes Valley location.
      555 Hayes St, San Francisco, CA 94102
      View Details
    • Contact for pricing
      1,570 SF

      Restaurant Space with Basement

      Restaurant space with large kitchen and basement in San Francisco.
      347-381 Geary St, San Francisco, CA 94102
      View Details

    Property Visit Statistics

    • Visits by month
      12.8k
    • Visitors by month
      13.9k
    • Avg Time on site
      8 min
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    188 Octavia St
    San Francisco, CA 94102
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.