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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Retail space
2546 San Bruno Ave 2548 San Francisco, CA 94134-1505
Trust Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6070936
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1938
Construction
WOOD
Total area
4,092 SF
Lot
0.12 ac (5,040 SF)
Zoning code
NC2
APN
5981 -007
UPID
US09-6070936
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
-
2546 Cafe Restaurant
-
H & L Cafe Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.25M
Owner & transaction history
Luo Family Trust · 9 yrs held
Luo Family Trust
since 2016
7 recorded transactions
Zoning & alternative use
NC2 · 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
OFFICE BUILDING
$1,960,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±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
$305 / 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
$11,601
Tax year 2024
Assessed value
$922,940
Assessed 2024
Previous assessed
$922,940
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$283,977
Assessed improvement
$638,963
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1938
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Rooms
7
Bathrooms
3
Total area
4,092 SF
Lot
0.12 ac (5,040 SF)
Zoning code
NC2
APN
5981 -007
UPID
US09-6070936
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · San Francisco, CA
Zoning NC2 · permitted uses
NC2 · 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
Est. value
$2.0M
OFFICE BUILDING
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
1938
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Rooms
7
Bathrooms
3
Lot
0.12 ac
Current owner
From public records · entity-resolved
Luo Family Trust
Trust
Mailing address
82 LOIS LN, SAN FRANCISCO, CA 94134-2460
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2016
—
Luo Family Trust
Luo Family Trust
Quit Claim Deed
related
$870,000 · Industrial & Com'l Bk/china
May 20, 2013
—
Luo Family Trust
Luo,run P & Flora
Quit Claim Deed
related
—
Jul 30, 2008
—
Nancy Grech
Grech,john P
Affidavit Of Death
related
—
Jul 31, 2002
$650,000
Run P Luo
Moro,maria P
Grant Deed
$350,000 · Maria P Moro
Nov 15, 1999
—
Maria P Moro
Moro,giorgio & Maria P
Quit Claim Deed
related
—
Jun 18, 1993
$4,000
Giorgio Moro
Estate Of Thomas
Quit Claim Deed
related
—
May 16, 1988
$650,000
Giorgio&mar Moro
Grass
Grant Deed
—
—
—
Luo Family Trust
—
Deed Of Trust
related
$850,000 · Bank Of The Orient
—
—
Robert Grassilli
—
Deed Of Trust
related
$500,000 · Individual
—
—
Luo Family Trust
—
Deed Of Trust
related
$625,000 · Sterling Bank & Trust Fsb
—
—
Giorgio Moro
—
Deed Of Trust
related
$275,000 · Grassilli Trust
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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