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Property profile & analytics
OFF-MARKET
Estimated value
$3,115,000
Commercial land
222 Tunl Ave San Francisco, CA 94134-2440
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6165978
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1950
Construction
WOOD FRAME
Total area
11,664 SF
Lot
3.34 ac (145,560 SF)
Zoning code
M2
APN
5102 -009
UPID
US09-6165978
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
-
222 Tunnel Ave Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.01M
Comparable Approach
Comparable
$3.50M
Blend (final)
Blend
$3.12M
Owner & transaction history
Visitacion Investment LLC · 10 yrs held
Visitacion Investment LLC
since 2016
4 recorded transactions
Zoning & alternative use
M2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.5M
+64.2%
Industrial (general)
$3.6M
+31.5%
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%
$4,340,000
6.5%
$4,005,000
7%
$3,720,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,740,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,505,000
Change: +64% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,605,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$3.12M
Range $2.80M – $3.43M · ±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
$267 / 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
$112,793
Tax year 2024
Assessed value
$9,564,854
Assessed 2024
Previous assessed
$9,564,854
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$9,564,854
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1950
Construction
WOOD FRAME
Heating
NONE
Rooms
3
Bathrooms
2
Total area
11,664 SF
Lot
3.34 ac (145,560 SF)
Zoning code
M2
APN
5102 -009
UPID
US09-6165978
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M2 · San Francisco, CA
Zoning M2 · permitted uses
M2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$3.6M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1950
Construction
WOOD FRAME
Heating
NONE
Rooms
3
Bathrooms
2
Lot
3.34 ac
Current owner
From public records · entity-resolved
Visitacion Investment LLC
Entity
Mailing address
150 EXECUTIVE PARK BLVD STE #1180, SAN FRANCISCO, CA 94134-3303
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2018
—
Visitacion Investments LLC
—
Loan Modification
related
$30,000,000 · East West Bk
Jan 15, 2016
—
Visitacion Investment LLC
Visitacion Investment LLC
Quit Claim Deed
related
$30,000,000 · East West Bk
Oct 3, 2008
$1,600,000
Visitacion Dev LLC
Universal Paragon Corp
Grant Deed
—
Aug 10, 1990
—
Tuntex Corp
Southern Pacific
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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