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Property profile & analytics
OFF-MARKET
Estimated value
$28,170,000
Hotels
2 New Montgomery St San Francisco, CA 94105-3402
Individually Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6111145
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1909
Construction
STEEL FRAME
Total area
591,732 SF
Lot
2.17 ac (94,599 SF)
Zoning code
C3O
APN
3707 -052
UPID
US09-6111145
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
-
The Garden Court Restaurant
-
Flatiron Wines & Spirits Specialty Food Shop Wine and Liquor Store
-
FPA NorCal Consultant
-
Shred Nations Recycling Center Waste Management Facility
-
Palace Hotel, a Luxury Collection Hotel, San Francisco Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.76M
Blend (final)
Blend
$28.17M
Owner & transaction history
Hotels Kyo-ya · 21 yrs held
Hotels Kyo-ya
since 2004
7 recorded transactions
Zoning & alternative use
C3O · 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$28.17M
Range $25.35M – $30.99M · ±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
$48 / 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
$2,201,126
Tax year 2024
Assessed value
$179,099,008
Assessed 2024
Previous assessed
$179,099,008
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$12,127,813
Assessed improvement
$166,971,195
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1909
Construction
STEEL FRAME
Heating
NONE
Stories
9
Units
551
Rooms
591
Bathrooms
560
Total area
591,732 SF
Lot
2.17 ac (94,599 SF)
Zoning code
C3O
APN
3707 -052
UPID
US09-6111145
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.
Building & site characteristics
From public records
Year built
1909
Construction
STEEL FRAME
Heating
NONE
Stories
9
Units
551
Rooms
591
Bathrooms
560
Lot
2.17 ac
Current owner
From public records · entity-resolved
Hotels Kyo-ya
Individual
Mailing address
2255 KALAKAUA AVE, HONOLULU, HI 96815-2515
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2020
—
Kyo-ya Hotels & Resorts LP
—
Deed
related
$1,725,000,000 · Kokusai Kogyo Hldgs Kabushiki
Jun 7, 2016
—
Kyo-ya Hotels & Resorts LP
—
Deed
related
$1,500,000,000 · Sumitomo Mitsui Bkng
Jul 14, 2006
—
Hotels Kyo-ya
—
Deed Of Trust
related
$1,250,000,000 · Wachovia Bank NA
Dec 27, 2004
—
Hotels Kyo-ya
Kyo-ya Co Ltd
Quit Claim Deed
related
—
—
—
Kyo-ya Hotels
—
Deed Of Trust
related
$1,098,000,000 · Goldman Sachs Mortgage Co
—
—
Kyo-ya Hotels & Resorts LP
—
Deed Of Trust
related
$1,725,000,000 · Kokusai Kogyo Hldgs Kabushiki
—
—
Kyo-ya Hotels & Resorts LP
—
Deed Of Trust
related
$1,500,000,000 · Sumitomo Mitsui Bkng
—
—
Kyo-ya Hotels
—
Deed Of Trust
related
$1,098,000 · Goldman Sachs Mortgage Co
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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