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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Banks
2 Montgomery St San Francisco, CA 94104-4625
Individually Owned
29-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5822923
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1967
Construction
STEEL FRAME
Total area
20,130 SF
Lot
0.17 ac (7,562 SF)
Zoning code
C3O
APN
0291 -007
UPID
US09-5822923
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
-
San Francisco Superior Court Government Office
-
Flower Cart (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.20M
Owner & transaction history
Otr · 29 yrs held
Otr
since 1997
3 recorded transactions
Zoning & alternative use
C3O · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.5M
+20.9%
Medical building
$1.3M
+2.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FINANCIAL BUILDING
$1,225,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,480,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$1,255,000
Change: +2% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,090,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,060,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±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
$59 / 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
$176,396
Tax year 2024
Assessed value
$14,791,779
Assessed 2024
Previous assessed
$14,791,779
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$7,964,804
Assessed improvement
$6,826,975
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 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
1967
Construction
STEEL FRAME
Heating
NONE
Stories
3
Rooms
5
Bathrooms
2
Total area
20,130 SF
Lot
0.17 ac (7,562 SF)
Zoning code
C3O
APN
0291 -007
UPID
US09-5822923
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3O · San Francisco, CA
Zoning C3O · permitted uses
C3O · 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
FINANCIAL BUILDING Current
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
FINANCIAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1967
Construction
STEEL FRAME
Heating
NONE
Stories
3
Rooms
5
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Otr
Individual
Free & Clear · 29 yrs held
Mailing address
200 STATE ST STE #5, BOSTON, MA 02109-2628
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2018
—
Bcal 44 Montgomery Prop LLC
—
Loan Modification
related
$210,000,000 · Miscellaneous Ins Co
Nov 6, 2017
—
Bcal 44 Montgomery Prop LLC
—
Grant Deed
related
$190,000,000 · Miscellaneous Ins Co
May 28, 1997
—
Otr
44 Montgomery Street Corp
Grant Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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