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Property profile & analytics
OFF-MARKET
Estimated value
$3,500,000
Retail space
240 Church St 250 San Francisco, CA 94114-1311
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6160837
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1917
Construction
TILT-UP CONCRETE
Total area
3,470 SF
Lot
0.12 ac (5,144 SF)
Zoning code
UPMKT
APN
3543 -003
UPID
US09-6160837
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
$3.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.74M
Blend (final)
Blend
$3.50M
Owner & transaction history
Coscinelle LLC · 1 yrs held
Coscinelle LLC
since 2024
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
UPMKT · 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
$3,500,000
ML approach
$3,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.50M
Range $3.15M – $3.85M · ±10% · vs last sale $3.50M (Sep 9 2024)
Last sale anchor
$3.50M
Sep 9 2024
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
$1,009 / 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
$55,053
Tax year 2024
Assessed value
$4,403,015
Assessed 2024
Previous assessed
$4,403,015
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,522,413
Assessed improvement
$880,602
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
Off-Market
Year built
1917
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Rooms
6
Total area
3,470 SF
Lot
0.12 ac (5,144 SF)
Zoning code
UPMKT
APN
3543 -003
UPID
US09-6160837
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
UPMKT · San Francisco, CA
Zoning UPMKT · permitted uses
UPMKT · 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
1917
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
2
Rooms
6
Lot
0.12 ac
Current owner
From public records · entity-resolved
Coscinelle LLC
Entity
Mailing address
525 DNA WAY, SOUTH SAN FRANCISCO, CA 94080-4943
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2024
$3,500,000
Coscinelle LLC
250 Church LLC
Grant Deed
—
Nov 7, 2018
$4,026,000
250 Church LLC
240-250 Church C1 LLC
Grant Deed
related
—
Nov 5, 2013
$3,000,000
240-250 Church C1 LLC
Wbcmt 2007-c31 Buchanan Street
Grant Deed
—
Apr 8, 2003
—
Skyline Enterprises De LLC
Skyline Enterprises I LLC
Quit Claim Deed
related
$9,250,000 · Ubs Warburg Real Estate Inv
Dec 28, 2001
—
Skyline Enterprises LLC
Lembi Trust
Grant Deed
related
—
Nov 20, 1998
—
Lembi Trust
Lembi Trust
Quit Claim Deed
related
—
Aug 21, 1998
—
Lembi Trust
Lembi,frank E & Olga
Quit Claim Deed
related
—
Dec 29, 1989
$668,000
Realty I Skyline
Lembi,f.&o.
Grant Deed
related
—
—
—
2712 Mission Partners
—
Deed Of Trust
related
$9,500,000 · Los Angeles Financial Cu
—
—
240-250 Churc C1 LLC
—
Deed Of Trust
related
$79,450,000 · Spt Ca Fundings 2 LLC
—
—
Lembi Frank E
—
Deed Of Trust
related
$600,000 · Atlantic Financial Bank
—
—
Lembi Frank E
—
Deed Of Trust
related
$880,000 · Pacific National Bank
—
—
Lembi Trust
—
Deed Of Trust
related
$285,000 · Leon Bloomberg Psp
—
—
Frank E Lembi Trustee
—
Deed Of Trust
related
$1,100,000 · Southern Pacific Bank
—
—
Lembi Trust
—
Deed Of Trust
related
$285,000 · Leon Blomberg Psp
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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