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Property profile & analytics
OFF-MARKET
Estimated value
$2,790,000
Hotels
225 Ellis St San Francisco, CA 94102-2111
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-6027859
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1910
Construction
TILT-UP CONCRETE
Total area
6,567 SF
Lot
0.05 ac (2,265 SF)
Zoning code
RC4
APN
0331 -001
UPID
US09-6027859
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
-
Ellis Residences Student Housing Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.52M
Blend (final)
Blend
$2.79M
Owner & transaction history
Dotown INC · 2 yrs held
Dotown INC
since 2023
Last sale
$2.8M
6 recorded transactions
Zoning & alternative use
RC4 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.6M
+28.5%
Retail stores
$3.4M
+20.9%
Commercial (general)
$2.8M
+1.4%
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
$2,765,000
ML approach
$2,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,770,000
Current use
OFFICE BUILDING
$3,560,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$3,350,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,810,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$2.79M
Range $2.51M – $3.07M · ±10% · vs last sale $2.80M (Oct 12 2023)
Last sale anchor
$2.80M
Oct 12 2023
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
$425 / 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
$25,349
Tax year 2024
Assessed value
$1,781,117
Assessed 2024
Previous assessed
$1,781,117
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,068,672
Assessed improvement
$712,445
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
3
Rooms
25
Bathrooms
11
Total area
6,567 SF
Lot
0.05 ac (2,265 SF)
Zoning code
RC4
APN
0331 -001
UPID
US09-6027859
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC4 · San Francisco, CA
Zoning RC4 · permitted uses
RC4 · 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
HOTEL/MOTEL Current
Est. value
$2.8M
OFFICE BUILDING
Est. value
$3.6M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.8M
HOTEL/MOTEL Current
OFFICE BUILDING
RETAIL STORES
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
3
Rooms
25
Bathrooms
11
Lot
0.05 ac
Current owner
From public records · entity-resolved
Dotown INC
Entity
Mailing address
225 W LEWIS ST, SAN DIEGO, CA 92103-1921
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2023
$2,800,000
Dotown INC
225 Ellis LLC
Grant Deed
—
Apr 30, 2007
$1,356,000
225 Ellis LLC
Glide Economic Dev Corp
Grant Deed
—
Jul 31, 2003
—
Glide Economic Dev Corp
—
Deed Of Trust
related
$2,485,000 · City & Co Of San Francisco
Aug 17, 2001
—
Glide Economic Dev Corp
Chuo-toch USA INC
Grant Deed
$4,075,000 · Chuo-toch USA INC
Jun 15, 1989
$1,350,000
U. S. A Chuo-tochi
S. Y. Investment
Grant Deed
—
—
—
225 Ellis LLC
—
Deed Of Trust
related
$1,500,000 · Mount Diablo National Bank
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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