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Property profile & analytics
OFF-MARKET
Estimated value
$10,870,000
Office buildings
2233 Post St San Francisco, CA 94115-3470
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6149948
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Construction
CONCRETE
Total area
20,729 SF
Lot
0.38 ac (16,740 SF)
Zoning code
NC3
APN
1078 -029
UPID
US09-6149948
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
-
Drs Schwartz & Swift Optl Disp Ophthalmologist (Bike/Boat/Book/etc) Store
-
Dr. Yuly Vilderman Dental Office
-
Metro Dental Group: Cheung Steven W MD Dental Office
-
Lawrence Valeria DDS Dental Office
-
Sckolnick Joshua S MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.04M
CAP Approach
CAP
$8.38M
Comparable Approach
Comparable
$14.81M
Blend (final)
Blend
$10.87M
Owner & transaction history
Lhs Jem LLC · 4 yrs held
Lhs Jem LLC
since 2022
Last sale
$11.4M
2 recorded transactions
Zoning & alternative use
NC3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.6M
+6.4%
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
$10,655,000
ML approach
$10,035,000
CAP Approach
CAP Return
Estimation
6%
$9,080,000
6.5%
$8,380,000
7%
$7,785,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,935,000
Current use
RETAIL STORES
$10,570,000
Change: +6% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$9,610,000
Change: -3% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,215,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$10.87M
Range $9.78M – $11.96M · ±10% · vs last sale $11.40M (Jul 13 2022)
Last sale anchor
$11.40M
Jul 13 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
$524 / 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
$58,997
Tax year 2024
Assessed value
$13,230,673
Assessed 2024
Previous assessed
$13,230,673
+0.0% YoY
Effective rate
0.45%
On assessed value
Assessed land
$9,261,472
Assessed improvement
$3,969,201
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1961
Construction
CONCRETE
Heating
NONE
Stories
3
Units
1
Rooms
122
Bathrooms
9
Total area
20,729 SF
Lot
0.38 ac (16,740 SF)
Zoning code
NC3
APN
1078 -029
UPID
US09-6149948
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC3 · San Francisco, CA
Zoning NC3 · permitted uses
NC3 · 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 Current
Est. value
$9.9M
RETAIL STORES
Est. value
$10.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$9.2M
OFFICE BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
1961
Construction
CONCRETE
Heating
NONE
Stories
3
Units
1
Rooms
122
Bathrooms
9
Lot
0.38 ac
Current owner
From public records · entity-resolved
Lhs Jem LLC
Entity
Mailing address
17350 W SUNSET BLVD APT 303C, PACIFIC PALISADES, CA 90272-4105
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2022
—
Lhs Jem LLC
Lhs Jem LLC
Intrafamily Transfer
related
$8,745,000 · Homestreet Bank
Apr 29, 2016
$11,400,000
Lhs-jem LLC
2233 Post Street Associates
Grant Deed
$7,100,000 · Homestreet Bk
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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