Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Residential income homes
2382 48th Ave San Francisco, CA 94116-2057
Trust Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5863824
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1965
Construction
WOOD
Total area
3,700 SF
Lot
0.07 ac (2,996 SF)
Zoning code
RH1
APN
2376 -027
UPID
US09-5863824
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
Esquivel-tanchico,c M 2013 Trust · 12 yrs held
Esquivel-tanchico,c M 2013 Trust
since 2013
7 recorded transactions
Zoning & alternative use
RH1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
PLANNING CODE
Top alternative use upside
Office building
$1.8M
+41.2%
Commercial (general)
$1.5M
+16.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,255,000
Current use
OFFICE BUILDING
$1,775,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,460,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$293 / 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
$22,658
Tax year 2024
Assessed value
$1,822,987
Assessed 2024
Previous assessed
$1,822,987
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,207,278
Assessed improvement
$615,709
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
16
Bathrooms
4
Total area
3,700 SF
Lot
0.07 ac (2,996 SF)
Zoning code
RH1
APN
2376 -027
UPID
US09-5863824
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH1 · San Francisco, CAZoning RH1 · permitted uses
RH1 · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PLANNING CODE
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
1965
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
16
Bathrooms
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Esquivel-tanchico,c M 2013 Trust
Trust
Mailing address
17310 HENDRY DR, MORGAN HILL, CA 95037-9710
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Nov 14, 2013
—
Esquivel-tanchico,c M 2013 Trust
Esquivel-tanchico,clarina M
Quit Claim Deed
related
—
Dec 31, 2012
$1,510,000
Clarina M Esquivel-tanchico
Holt Family 1996 Trust
Grant Deed
—
Aug 7, 2006
—
Holt Family 1996 Trust
Holt,linda N
Quit Claim Deed
related
—
Aug 7, 2006
$400,000
Kelly Holt
Holt,linda N
Grant Deed
related
—
Feb 5, 2002
—
James K Holt
Holt Trust
Quit Claim Deed
related
$400,000 · Residential Mortgage Capital
—
—
James K Holt
—
Deed Of Trust
related
$170,000 · Courtesy Funding
—
—
Kelly Holt
—
Deed Of Trust
related
$25,000 · Sf Recreation & Parks FCU
—
—
Holt Family 1996 Trust
—
Deed Of Trust
related
$200,000 · Sf Recreation & Parks FCU
—
—
James K Holt
—
Deed Of Trust
related
$60,000 · Margaret Holt
—
—
Kelly Holt
—
Deed Of Trust
related
$400,000 · James K & Linda N Holt
—
—
Holt J.
—
Deed Of Trust
related
$165,000 · Weststar Mortgage Corp
—
—
Holt Family 1996 Trust
—
Deed Of Trust
related
$50,000 · Sf Recreation & Parks FCU
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2382 48th Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
