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Property profile & analytics
OFF-MARKET
Estimated value
$19,735,000
Apartment buildings
240 Dolores St San Francisco, CA 94103-2270
Entity Owned
9-yr Hold
Absentee Owner
Property ID
US09-5760844
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Construction
WOOD
Total area
76,828 SF
Lot
0.91 ac (39,474 SF)
Zoning code
RM3
APN
3557 -061
UPID
US09-5760844
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
-
240 Dolores Real Estate Agency
-
Richard R. Lugo, MFTI Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.74M
Owner & transaction history
Trinity G2 Holding LLC · 9 yrs held
Trinity G2 Holding LLC
since 2016
7 recorded transactions
Zoning & alternative use
RM3 · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$29,440,000
Current use
Blend value · Realmo final
$19.74M
Range $17.76M – $21.71M · ±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
$257 / 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
$327,252
Tax year 2024
Assessed value
$27,699,969
Assessed 2024
Previous assessed
$27,699,969
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$15,968,864
Assessed improvement
$11,731,105
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Stories
3
Units
120
Rooms
306
Bathrooms
120
Total area
76,828 SF
Lot
0.91 ac (39,474 SF)
Zoning code
RM3
APN
3557 -061
UPID
US09-5760844
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM3 · San Francisco, CA
Zoning RM3 · permitted uses
RM3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$29.4M
APARTMENT HOUSE (5+ UNITS) Current
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
1968
Construction
WOOD
Heating
NONE
Stories
3
Units
120
Rooms
306
Bathrooms
120
Lot
0.91 ac
Current owner
From public records · entity-resolved
Trinity G2 Holding LLC
Entity
Mailing address
1145 MARKET ST FL #12, SAN FRANCISCO, CA 94103-1568
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2018
—
Trinity G2 Holding LLC
—
Deed
related
$28,430 · Miscellaneous Ins Co
Dec 12, 2016
—
Trinity G2 Holding LLC
Sangiacomo Angelo Trust
Grant Deed
related
—
Oct 24, 2016
—
Sangiacomo,angelo Trust
Trinity San Francisco LP
Quit Claim Deed
related
—
May 2, 2013
—
Trinity San Francisco LP
—
Deed Of Trust
related
$19,950,000 · Prudential Insurance Co Americ
Apr 3, 2008
—
Trinity San Francisco
Sangiacomo Family Trust
Grant Deed
related
—
Aug 4, 1994
—
Sangiacomo Trust
Sangiacomo,angel
Quit Claim Deed
related
—
—
—
Sangiacomo,tr
—
Deed Of Trust
related
$9,700,000 · Wells Fargo Bank
—
—
Trinity G2 Holding LLC
—
Deed Of Trust
related
$28,430 · Miscellaneous Ins Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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