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Property profile & analytics
OFF-MARKET
Estimated value
$3,825,000
Industrial properties
1946 Van Ness Ave San Francisco, CA 94109-3008
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5746572
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1920
Construction
CONCRETE
Total area
25,350 SF
Lot
0.17 ac (7,274 SF)
Zoning code
RC4
APN
0598 -010A
UPID
US09-5746572
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
-
CrossFit Golden Gate Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.83M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.83M
Owner & transaction history
1946 Van Ness Avenue LLC · 13 yrs held
1946 Van Ness Avenue LLC
since 2012
7 recorded transactions
Zoning & alternative use
RC4 · 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%
$4,150,000
6.5%
$3,830,000
7%
$3,555,000
Blend value · Realmo final
$3.83M
Range $3.44M – $4.21M · ±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
$151 / 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
$96,214
Tax year 2024
Assessed value
$7,243,688
Assessed 2024
Previous assessed
$7,243,688
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$4,346,213
Assessed improvement
$2,897,475
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1920
Construction
CONCRETE
Heating
NONE
Stories
3
Rooms
8
Bathrooms
2
Total area
25,350 SF
Lot
0.17 ac (7,274 SF)
Zoning code
RC4
APN
0598 -010A
UPID
US09-5746572
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC4 · San Francisco, CA
Zoning RC4 · permitted uses
RC4 · 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
1920
Construction
CONCRETE
Heating
NONE
Stories
3
Rooms
8
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
1946 Van Ness Avenue LLC
Entity
Mailing address
79 NEW MONTGOMERY ST, SAN FRANCISCO, CA 94105-3410
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Aug 7, 2020
—
1946 Van Ness Avenue LLC
—
Deed
related
$50,000,000 · Stm Invest Sarl
Apr 22, 2019
—
1946 Van Ness Avenue LLC
—
Deed
related
—
Jun 7, 2013
—
1946 Van Ness Avenue LLC
—
Deed Of Trust
related
$175,000,000 · Comerica Bk
Dec 12, 2012
$6,000,000
1946 Van Ness Avenue LLC
Pacific Laurel LLC
Grant Deed
—
Aug 2, 2011
—
Pacific Laurel LLC
Mcallister Trust
Grant Deed
related
—
Jan 14, 2000
—
Mcallister Trust
Mcallister Trust
Quit Claim Deed
related
—
Jan 14, 2000
$4,286,500
Mcallister Trust
Frankenstein Trust
Trustees Deed
$3,475,000 · Seller
Jan 10, 2000
—
Flp Frankenstein
Frankenstein Trust
Quit Claim Deed
related
—
Aug 7, 1992
—
Frankenstein Trust
Frankenstein,hei
Quit Claim Deed
related
—
—
—
1946 Van Ness Avenue LLC
—
Loan Modification
related
—
—
—
1946 Van Ness Avenue LLC
—
Loan Modification
related
$178,991,030 · Comerica Bank
—
—
1946 Van Ness Avenue LLC
—
Loan Modification
related
—
—
—
1946 Van Ness Avenue LLC
—
Deed Of Trust
related
$50,000,000 · Stm Invest Sarl
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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