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Property profile & analytics
OFF-MARKET
Estimated value
$21,810,000
Banks
25 Montgomery St San Francisco, CA 94104
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6050032
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1921
Construction
STEEL FRAME
Total area
28,903 SF
Lot
0.37 ac (16,000 SF)
Zoning code
C3O
APN
0292 -001A
UPID
US09-6050032
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
$21.81M
Owner & transaction history
1 Montgomery LLC · 1 yrs held
1 Montgomery LLC
since 2025
Last sale
$22.5M
7 recorded transactions
Zoning & alternative use
C3O · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$755 / 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
$454,731
Tax year 2024
Assessed value
$38,465,247
Assessed 2024
Previous assessed
$38,465,247
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$26,925,674
Assessed improvement
$11,539,573
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 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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1921
Construction
STEEL FRAME
Heating
NONE
Stories
2
Rooms
21
Bathrooms
8
Total area
28,903 SF
Lot
0.37 ac (16,000 SF)
Zoning code
C3O
APN
0292 -001A
UPID
US09-6050032
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3O · San Francisco, CA
Zoning C3O · permitted uses
C3O · 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
1921
Construction
STEEL FRAME
Heating
NONE
Stories
2
Rooms
21
Bathrooms
8
Lot
0.37 ac
Current owner
From public records · entity-resolved
1 Montgomery LLC
Entity
Free & Clear · 1 yrs held
Mailing address
350 PARK AVE, NEW YORK, NY 10022-6022
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2025
$22,500,000
1 Montgomery LLC
One Montgomery Property Owner LLC
Grant Deed
—
Dec 13, 2022
$57,130,402
One Montgomery Property Owner LLC
Redco Montgomery Owner LLC
Deed In Lieu Of Foreclosure
related
$44,000,000 · Texas Capital Bank NA
Jul 2, 2019
$82,000,000
Redco Montgomery Owner LLC
One Montgomery Owner LLC
Grant Deed
$65,112,125 · Sm Finance II LLC
Aug 19, 2011
$48,000,000
One Montgomery Owner LLC
Westcore Montgomery LLC
Grant Deed
$31,550,000 · Ubs Real Estate Securities INC
Mar 26, 2008
$42,750,000
Westcore Montgomery LLC
First States Investors 233 LLC
Grant Deed
$36,000,000 · Wells Fargo Bank
Apr 8, 2005
—
First States Investors 233 LLC
One Montgomery Street LLC
Grant Deed
related
—
May 24, 2001
—
One Montgomery Street LLC
L & B Montgomery INC
Grant Deed
$19,000,000 · Credit Suisse First Boston Mtg
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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