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Property profile & analytics
FOR LEASE
Office buildings
255 California St San Francisco, CA 94111
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-5851480
For Lease
1 / 8
Contact for pricing
255 California St, San Francisco, CA 94111
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Construction
STEEL FRAME
Total area
176,869 SF
Lot
0.49 ac (21,331 SF)
Zoning code
C3O
APN
0262 -013
UPID
US09-5851480
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
-
Joaquin Jennifer M Law Firm
-
Laughlin Falbo Levy & Moresi Law Firm
-
Media Venture Partners Bank Loan Service
-
Jellyfish San Francisco Advertising Agency Marketing & Advertising
-
New Resource Bank Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$102.46M
CAP Approach
CAP
$71.52M
Comparable Approach
Comparable
$128.56M
Blend (final)
Blend
$102.46M
Owner & transaction history
255 California Street LLC · 1 yrs held
255 California Street LLC
since 2024
Last sale
$102.5M
7 recorded transactions
Zoning & alternative use
C3O · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$90.2M
+18.5%
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
$102,455,000
ML approach
$102,455,000
CAP Approach
CAP Return
Estimation
6%
$77,480,000
6.5%
$71,520,000
7%
$66,410,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$76,100,000
Current use
RETAIL STORES
$90,200,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$75,660,000
Change: -1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$68,280,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$102.46M
Range $92.21M – $112.70M · ±10% · vs last sale $102.45M (Jul 26 2024)
Last sale anchor
$102.45M
Jul 26 2024
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
$579 / 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
$2,026,957
Tax year 2024
Assessed value
$171,216,661
Assessed 2024
Previous assessed
$171,216,661
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$98,428,152
Assessed improvement
$72,788,509
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
For Lease
Year built
1958
Construction
STEEL FRAME
Heating
NONE
Stories
14
Bathrooms
29
Total area
176,869 SF
Lot
0.49 ac (21,331 SF)
Zoning code
C3O
APN
0262 -013
UPID
US09-5851480
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$76.1M
RETAIL STORES
Est. value
$90.2M
COMMERCIAL (GENERAL)
Est. value
$75.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$68.3M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1958
Construction
STEEL FRAME
Heating
NONE
Stories
14
Bathrooms
29
Lot
0.49 ac
Current owner
From public records · entity-resolved
255 California Street LLC
Entity
Mailing address
255 CALIFORNIA ST STE #300, SAN FRANCISCO, CA 94111-4904
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2025
—
255 California Street LLC
—
Deed
related
$55,800,000 · Hrcp 255 California LLC
Jul 26, 2024
—
255 California Street LLC
Teachers Ins & Annuity Assn Of Amer
Assignment Of Lease (leasehold Sale)
—
Jul 26, 2024
$102,452,593
255 California Street LLC
255 California Owner LLC
Deed In Lieu Of Foreclosure
related
—
Jun 6, 2019
$156,556,000
255 California Owner LLC
Pr III 255 California LLC
Trustees Deed
related
$92,000,000 · Miscellaneous Ins Co
Dec 19, 2012
$75,800,000
Pr III 255 California LLC
Hb-255 California LLC
Grant Deed
—
Jul 30, 2010
$42,250,000
Hb-255 California LLC
Lexington Cal Street LP
Grant Deed
—
Mar 10, 2010
$18,500,000
Lexington Cal Street LP
Camfex Associates LP
Grant Deed
—
Mar 10, 2010
—
Lexington Cal Street LP
—
Deed Of Trust
related
$25,000,000 · Fremont 255 California Street
Jan 3, 2007
—
Camfex Assoc
Sharray Properties II LLC
Grant Deed
related
—
Jul 12, 2004
—
255 California Street Fremont
Davers Corp
Quit Claim Deed
related
—
Oct 12, 1999
—
Shaaray Properties LLC
Temple Shaaray Tefila
Quit Claim Deed
related
—
Dec 21, 1998
—
Temple Sharay Tefila
Camkirk LLC
Quit Claim Deed
related
—
Jun 30, 1997
$49,000
Camkirk LLC
Congregation B'nai Yisreal
Quit Claim Deed
related
—
—
—
Hb-255 California LLC
—
Deed Of Trust
related
$29,200,000 · Eurohypo Ag
—
—
Pr III 255 California LLC
—
Deed Of Trust
related
$53,000,000 · J P Morgan Chase Bank
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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