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Property profile & analytics
OFF-MARKET
Office buildings
250 Montgomery St, San Francisco, CA 94104-3431
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5851481
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
111,778 SF
Lot
0.07 ac (3,185 SF)
Zoning code
C3O
APN
0268 -019
UPID
US09-5851481
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
-
Flagship - FiDi Gym & Fitness Center
-
Ramboll Environmental Consultant
-
Steven A Booska Law Office Law Firm
-
Altman Solon Business Management Consultant
-
GSN GAMES Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Miref 250 Montgomery LLC · 15 yrs held
Miref 250 Montgomery LLC
since 2011
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
—
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
$407,999
Tax year 2024
Assessed value
$33,656,990
Assessed 2024
Previous assessed
$33,656,990
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$23,559,894
Assessed improvement
$10,097,096
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Stories
17
Rooms
25
Bathrooms
7
Total area
111,778 SF
Lot
0.07 ac (3,185 SF)
Zoning code
C3O
APN
0268 -019
UPID
US09-5851481
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
1986
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
17
Rooms
25
Bathrooms
7
Lot
0.07 ac
Current owner
From public records · entity-resolved
Miref 250 Montgomery LLC
Entity
Mailing address
1301 DOVE ST STE #860, NEWPORT BEACH, CA 92660-2440
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2011
$37,035,000
Miref 250 Montgomery LLC
250 Montgomery Sf LLC
Grant Deed
related
—
Nov 19, 2009
$21,600,000
250 Montgomery Sf LLC
Old Republic Title Co
Trustees Deed
—
Dec 22, 2006
—
Lincoln 250 Montgomery W2005
250 LLC
Quit Claim Deed
related
—
Feb 16, 2001
—
250 LLC
—
Deed Of Trust
related
$28,500,000 · Ubs Warburg Real Estate Inv
Sep 25, 1997
—
250 LLC
—
Deed Of Trust
related
$10,500,000 · Equitable Life Assurance Socie
Apr 28, 1995
—
250 Montgomery Partners
—
Deed Of Trust
related
$3,909,138 · Imperial Bank
Dec 17, 1991
—
Montgomery P 250
Lembi Family Rev
Grant Deed
related
—
Mar 1, 1988
—
Continental Savi
250 M
Grant Deed
related
—
—
—
250 Limited Liability Company
—
Deed Of Trust
related
$285,000 · Imperial Bank
—
—
Lincoln 250 Montgomery W2005
—
Deed Of Trust
related
$47,000,000 · Column Financial INC
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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