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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Banks
1995 Un St San Francisco, CA 94123-4224
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5742661
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1974
Construction
WOOD
Total area
5,761 SF
Lot
0.13 ac (5,500 SF)
Zoning code
UNION
APN
0542 -041
UPID
US09-5742661
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
-
Bank of America ATM Atm
-
Bank of America Mortgage Loan Service Bank
-
Bank of America Financial Center Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.60M
Owner & transaction history
Franceschi Union LLC · 2 yrs held
Franceschi Union LLC
since 2024
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
UNION · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+448.8%
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
$2,600,000
ML approach
$2,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,925,000
Change: +449% · Conversion: Difficult
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10% · vs last sale $2.60M (Jun 28 2024)
Last sale anchor
$2.60M
Jun 28 2024
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
$451 / 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
$13,094
Tax year 2024
Assessed value
$1,050,386
Assessed 2024
Previous assessed
$1,050,386
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$329,281
Assessed improvement
$721,105
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
7
Total area
5,761 SF
Lot
0.13 ac (5,500 SF)
Zoning code
UNION
APN
0542 -041
UPID
US09-5742661
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
UNION · San Francisco, CA
Zoning UNION · permitted uses
UNION · 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
Est. value
$1.9M
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
7
Lot
0.13 ac
Current owner
From public records · entity-resolved
Franceschi Union LLC
Entity
Mailing address
27 S DAPPLEGRAY LN, ROLLING HILLS ESTATES, CA 90274-4239
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
$2,600,000
Franceschi Union LLC
Vp Union LLC
Grant Deed
$1,700,000 · Heritage Bank Of Commerce
Jun 28, 2024
—
Gregory John Franceschi
H Carmen Castro Franceschi
Intrafamily Transfer
related
—
Jan 12, 2021
—
Gregory J Franceschi
Franceschi Union LLC
Quit Claim Deed
related
—
Jan 9, 2020
—
Vp Union LLC
Lorna F Austin
Quit Claim Deed
related
—
Aug 17, 2016
$863,000
Vp Union LLC
Franceschi Union LLC
Grant Deed
—
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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