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Property profile & analytics
OFF-MARKET
Estimated value
$1,905,000
Investment properties
2519 Msn St 2523 San Francisco, CA 94110-2511
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5877434
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1908
Construction
WOOD
Total area
6,975 SF
Lot
0.08 ac (3,672 SF)
Zoning code
NC3
APN
3615 -027
UPID
US09-5877434
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
$2.18M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.91M
Owner & transaction history
Red Boot LLC · 8 yrs held
Red Boot LLC
since 2017
6 recorded transactions
Zoning & alternative use
NC3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.7M
+7.7%
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%
$2,355,000
6.5%
$2,175,000
7%
$2,020,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,520,000
Current use
RETAIL STORES
$2,710,000
Change: +8% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,395,000
Change: -5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,170,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$1.91M
Range $1.71M – $2.10M · ±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
$273 / 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
$49,793
Tax year 2024
Assessed value
$4,183,192
Assessed 2024
Previous assessed
$4,183,192
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,928,235
Assessed improvement
$1,254,957
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
18
Bathrooms
5
Total area
6,975 SF
Lot
0.08 ac (3,672 SF)
Zoning code
NC3
APN
3615 -027
UPID
US09-5877434
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC3 · San Francisco, CA
Zoning NC3 · permitted uses
NC3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.5M
RETAIL STORES
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
2
Rooms
18
Bathrooms
5
Lot
0.08 ac
Current owner
From public records · entity-resolved
Red Boot LLC
Entity
Mailing address
2435 BRYANT ST, SAN FRANCISCO, CA 94110-3415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2017
$3,750,000
Red Boot LLC
Vnghon LLC
Grant Deed
$3,000,000 · Gpg Properties LLC
Aug 20, 2015
$2,650,000
Vnghon LLC
Winter Greta Trust
Grant Deed
$1,325,000 · Cathay Bk
Aug 20, 2015
—
Schirley Zisman
Winter,greta
Affidavit Of Death
related
—
Oct 15, 2002
—
Winter,tr
Winter,tr
Quit Claim Deed
related
—
Aug 30, 2001
—
Winter Trust
Winter,greta
Quit Claim Deed
related
—
Jul 30, 1999
—
Berek L Winte
Zisman,schirley W
Quit Claim Deed
related
—
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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