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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Retail residential properties
1944 Clement St 1946 San Francisco, CA 94121-2217
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6166510
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1910
Total area
2,934 SF
Lot
0.06 ac (2,500 SF)
Zoning code
OTCLEM
APN
1413 -023
UPID
US09-6166510
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
$1.01M
Comparable Approach
Comparable
$699k
Blend (final)
Blend
$850k
Owner & transaction history
Villa Vianza LLC · 9 yrs held
Villa Vianza LLC
since 2017
7 recorded transactions
Zoning & alternative use
OTCLEM · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+38.1%
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%
$1,090,000
6.5%
$1,005,000
7%
$935,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,020,000
Current use
OFFICE BUILDING
$1,405,000
Change: +38% · Conversion: Easy
Blend value · Realmo final
$850k
Range $765k – $935k · ±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
$290 / 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
$22,475
Tax year 2024
Assessed value
$1,851,244
Assessed 2024
Previous assessed
$1,851,244
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,295,872
Assessed improvement
$555,372
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
1910
Heating
NONE
Stories
2
Units
3
Rooms
9
Bathrooms
4
Total area
2,934 SF
Lot
0.06 ac (2,500 SF)
Zoning code
OTCLEM
APN
1413 -023
UPID
US09-6166510
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
OTCLEM · San Francisco, CA
Zoning OTCLEM · permitted uses
OTCLEM · 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
$1.0M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
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
1910
Heating
NONE
Stories
2
Units
3
Rooms
9
Bathrooms
4
Lot
0.06 ac
Current owner
From public records · entity-resolved
Villa Vianza LLC
Entity
Mailing address
1032 IRVING ST #126, SAN FRANCISCO, CA 94122-2216
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2017
$1,627,000
Villa Vianza LLC
Daniels,andrew M
Grant Deed
$1,023,750 · First Republic Bk
Dec 1, 2004
—
Natalia Borisova
Borisova,natalia A
Quit Claim Deed
related
$565,000 · Meridian Realty
Feb 2, 1994
—
Natalia A Borisova
Borisova,natalia
Quit Claim Deed
related
$325,000 · Imperial Thrift & Loan
—
—
Natalia A Borisova
—
Deed Of Trust
related
$385,000 · Bnc Mortgage INC
—
—
Natalia Borisova
—
Deed Of Trust
related
$173,000 · Trust Deed Inv
—
—
N. Borisova
—
Deed Of Trust
related
$135,000 · Individual
—
—
Svetlano Tatiana
—
Deed Of Trust
related
$75,000 · Individual
—
—
Natalia Borisova
—
Deed Of Trust
related
$30,000 · Individual
—
—
Natalia A Borizova
—
Deed Of Trust
related
$465,000 · Bnc Mortgage INC
—
—
Natalia Borisova
—
Deed Of Trust
related
$50,000 · Cit Group Consumer Finance INC
—
—
Natalia A Borisova
—
Deed Of Trust
related
$40,000 · Nemat Sarnevesht
—
—
Natalia Borisova
—
Deed Of Trust
related
$150,000 · Flagstar Bank Fsb
—
—
Natalia A Borisova
—
Deed Of Trust
related
$100,000 · Individual
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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