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Property profile & analytics
FOR SALE
Retail space
2250 Union St San Francisco, CA 94123
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-5754594
For Sale
1 / 60
$4,100,000
2250 Union St, San Francisco, CA 94123
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1906
Construction
WOOD
Total area
4,700 SF
Lot
0.08 ac (3,436 SF)
Zoning code
UNION
APN
0534 -014
UPID
US09-5754594
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
-
First Page Sage Advertising Agency Marketing & Advertising
-
Jutta Reichert Associates Tax Preparation
-
Bella Bridesmaids Clothing & Fashion Store
-
Madusalon Hair Salon
-
Susan L. Wilkens, PhD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$415k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$655k
Owner & transaction history
2250 Union Street LLC · 9 yrs held
2250 Union Street LLC
since 2017
7 recorded transactions
Zoning & alternative use
UNION · 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
$415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$139 / 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
$9,894
Tax year 2024
Assessed value
$777,204
Assessed 2024
Previous assessed
$777,204
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$333,085
Assessed improvement
$444,119
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1906
Construction
WOOD
Heating
NONE
Stories
3
Units
3
Rooms
13
Bathrooms
3
Total area
4,700 SF
Lot
0.08 ac (3,436 SF)
Zoning code
UNION
APN
0534 -014
UPID
US09-5754594
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
UNION · San Francisco, CA
Zoning UNION · permitted uses
UNION · 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
1906
Construction
WOOD
Heating
NONE
Stories
3
Units
3
Rooms
13
Bathrooms
3
Lot
0.08 ac
Current owner
From public records · entity-resolved
2250 Union Street LLC
Entity
Mailing address
2250 UN ST, SAN FRANCISCO, CA 94123-3900
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2021
—
2250 Union Street LLC
—
Deed
related
$535,000 · Caliifornia Real Property Investments LP
Jun 8, 2017
—
2250 Union Street LLC
2250 Union Street LLC
Quit Claim Deed
related
$1,750,000 · Sterling Bk
Nov 4, 2008
—
2250 Union Street LLC
Dintcho,stanley
Grant Deed
related
—
—
—
2250 Union Street LLC
—
Loan Modification
related
$1,500,000 · Wells Fargo Bank
—
—
Stanley Dintcho
—
Deed Of Trust
related
$200,000 · First Republic Trust
—
—
Stanley Dintcho
—
Deed Of Trust
related
$75,000 · Golden Gate Bank
—
—
2250 Union Street LLC
—
Deed Of Trust
related
$312,000 · First National Bank N Ca
—
—
Stanley Dintcho
—
Deed Of Trust
related
$1,150,000 · Wells Fargo Bank
—
—
Stanley Dintcho
—
Deed Of Trust
related
$1,220,000 · East West Bank
—
—
Stanley Dintcho
—
Deed Of Trust
related
$1,200,000 · California Savings & Loan
—
—
Stanley Dintcho
—
Deed Of Trust
related
$600,000 · East West Bank
—
—
Stanley Dintcho
—
Deed Of Trust
related
$310,000 · East West 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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