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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Retail residential properties
2278 Un St 2282 San Francisco, CA 94123-3902
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5822498
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1925
Construction
WOOD
Total area
4,470 SF
Lot
0.05 ac (2,187 SF)
Zoning code
UNION
APN
0534 -019
UPID
US09-5822498
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
-
Danielle San Francisco Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.18M
Owner & transaction history
Trio Investments LLC · 19 yrs held
Trio Investments LLC
since 2006
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,660,000
6.5%
$1,535,000
7%
$1,425,000
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±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
$264 / 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
$21,158
Tax year 2024
Assessed value
$1,720,505
Assessed 2024
Previous assessed
$1,720,505
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$883,276
Assessed improvement
$837,229
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
NONE
Stories
3
Units
3
Rooms
11
Bathrooms
3
Total area
4,470 SF
Lot
0.05 ac (2,187 SF)
Zoning code
UNION
APN
0534 -019
UPID
US09-5822498
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
1925
Construction
WOOD
Heating
NONE
Stories
3
Units
3
Rooms
11
Bathrooms
3
Lot
0.05 ac
Current owner
From public records · entity-resolved
Trio Investments LLC
Entity
Mailing address
1151 TARAVAL ST, SAN FRANCISCO, CA 94116-2441
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2017
—
Trio Investments LLC
—
Trustees Deed
related
$765,000 · First Republic Bk
Nov 10, 2006
—
Trio Investments LLC
Trio Investments LLC
Quit Claim Deed
related
$850,000 · Banco Popular NA
Nov 10, 2004
$652,000
Trio Investments LLC
Jang Blossom L Trust
Grant Deed
—
May 2, 2000
—
Trio Investments LLC
Wong,chak W
Grant Deed
related
—
Oct 23, 1998
—
Jang Trust
Jang,blossom
Quit Claim Deed
related
—
Mar 12, 1998
$1,024,000
Jang,blossom
Broman Enterprises
Trustees Deed
$750,000 · Luther Burbank Savings & Loan
Mar 12, 1998
—
Chak W Wong
Chang,lynda Y
Quit Claim Deed
related
—
—
—
Trio Investments LLC
—
Deed Of Trust
related
$825,000 · First Republic Bank
—
—
Jang Trust
—
Deed Of Trust
related
$936,000 · United Commercial 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.
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