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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Investment properties
2092 3rd St San Francisco, CA 94107-3122
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6167056
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
WOOD
Total area
3,440 SF
Lot
0.11 ac (5,000 SF)
Zoning code
UMU
APN
3995 -007
UPID
US09-6167056
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
-
Moshi Moshi Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$1.18M
Comparable Approach
Comparable
$826k
Blend (final)
Blend
$1.22M
Owner & transaction history
Raymond M Akashi · 3 yrs held
Raymond M Akashi
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
UMU · 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
$1,180,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
$1,280,000
6.5%
$1,180,000
7%
$1,095,000
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10% · vs last sale $1.30M (Aug 4 2022)
Last sale anchor
$1.30M
Aug 4 2022
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
$355 / 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
$17,381
Tax year 2024
Assessed value
$1,369,312
Assessed 2024
Previous assessed
$1,369,312
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$850,606
Assessed improvement
$518,706
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
10
Bathrooms
2
Total area
3,440 SF
Lot
0.11 ac (5,000 SF)
Zoning code
UMU
APN
3995 -007
UPID
US09-6167056
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
UMU · San Francisco, CA
Zoning UMU · permitted uses
UMU · 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
1900
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
10
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Raymond M Akashi
Individual
Free & Clear · 3 yrs held
Mailing address
276 EWING TER, SAN FRANCISCO, CA 94118-4409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Aug 4, 2022
—
Raymond M Akashi
Raymond M Akashi
Intrafamily Transfer
related
—
Sep 10, 2018
—
Akashi 2018 Trust
Akashi,raymond M
Quit Claim Deed
related
—
Apr 10, 2018
$1,300,000
Raymond M Akashi
Sherman C Little & Del Trust
Grant Deed
$1,500,000 · First Nat'l Bk/nthrn Ca
Apr 10, 2018
—
Raymond M Akashi
Akashi,raymond M
Quit Claim Deed
related
$1,500,000 · First Nat'l Bk/nthrn Ca
Sep 7, 2007
—
Little S C & D K 2007 Trust
Little,sherman & Delaine
Quit Claim Deed
related
—
Sep 10, 2003
—
Raymond Akashi
R A M Development INC
Grant Deed
related
—
Mar 7, 2001
$260,000
R A M Development INC
Nakao,patrick T
Grant Deed
—
Jan 20, 1995
$350,000
Raymond Akashi
Coughlin,warren
Grant Deed
$290,000 · Seller
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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