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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
2445 Ocean Ave San Francisco, CA 94127-2606
Individually Owned
7-yr Hold
Free & Clear
Property ID
US09-5941763
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1923
Construction
WOOD
Total area
1,380 SF
Lot
0.06 ac (2,526 SF)
Zoning code
NC1
APN
6902 -010
UPID
US09-5941763
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
-
INNsight Marketing & Advertising
-
Perigon Hospitality Property Management Company
-
Veterinarian & Animal Services Veterinary Clinic
-
ADA Tray (Bike/Boat/Book/etc) Store Corporate Office
-
Blink Hotels Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$345k
CAP Approach
CAP
$560k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Harish V Patel · 7 yrs held
Harish V Patel
since 2018
7 recorded transactions
Zoning & alternative use
NC1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$705,000
+6.4%
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
$345,000
CAP Approach
CAP Return
Estimation
6%
$605,000
6.5%
$560,000
7%
$520,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$660,000
Current use
RETAIL STORES
$705,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$590,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$391 / 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
$12,866
Tax year 2024
Assessed value
$1,030,975
Assessed 2024
Previous assessed
$1,030,975
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$721,687
Assessed improvement
$309,288
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Rooms
12
Total area
1,380 SF
Lot
0.06 ac (2,526 SF)
Zoning code
NC1
APN
6902 -010
UPID
US09-5941763
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC1 · San Francisco, CA
Zoning NC1 · permitted uses
NC1 · 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
OFFICE BUILDING Current
Est. value
$660,000
RETAIL STORES
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$590,000
OFFICE BUILDING Current
RETAIL STORES
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
1923
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Rooms
12
Lot
0.06 ac
Current owner
From public records · entity-resolved
Harish V Patel
Individual
Free & Clear · 7 yrs held
Mailing address
2445 OCEAN AVE, SAN FRANCISCO, CA 94127-2606
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Oct 15, 2018
—
Harish V Patel
Patel,roshan B
Quit Claim Deed
related
—
Jan 29, 2015
$875,000
Roshan B Living Trust|patel Patel
York,david A
Grant Deed
—
Aug 27, 2009
—
Carol A Engelbrecht
Engelbrecht,frederick J
Affidavit Of Death
related
—
Aug 10, 2007
—
York David 2007 Trust
York,david A
Quit Claim Deed
related
—
Oct 20, 1998
$369,500
David A York
Engelbrecht Trust
Grant Deed
$409,000 · Bank Of Santa Clara
Oct 3, 1996
—
Engelbrecht Trust
Engelbrecht,frederick
Quit Claim Deed
related
—
—
—
Frederick J Engelbrecht
—
Deed Of Trust
related
$25,000 · Individual
—
—
Fred Engelbrecht
—
Deed Of Trust
related
$50,000 · Individual
—
—
Frederick J Engelbrecht
—
Deed Of Trust
related
$7,500 · Individual
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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