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Property profile & analytics
OFF-MARKET
Estimated value
$1,245,000
Theaters & concert halls
2550 Msn St San Francisco, CA 94110-2512
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5758608
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1907
Total area
29,567 SF
Lot
0.47 ac (20,318 SF)
Zoning code
NC3
APN
3616 -083
UPID
US09-5758608
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
-
Alamo Drafthouse Cinema New Mission Restaurant
-
Ernesto Navarro Dental Dental Office
-
Bear Vs. Bull Bar & Pub
-
Video Vortex Electronics & Wireless Store (Bike/Boat/Book/etc) Store
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
30 West Pershing LLC · 12 yrs held
30 West Pershing LLC
since 2013
1 recorded transaction
Zoning & alternative use
NC3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+58.9%
Warehouse, storage
$1.6M
+34.1%
Office building
$1.4M
+20.3%
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
THEATER (MOVIE)
$1,160,000
Current use
MEDICAL BUILDING
$1,840,000
Change: +59% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,555,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$1,395,000
Change: +20% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$995,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.12M – $1.37M · ±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
$42 / 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
$264,190
Tax year 2024
Assessed value
$22,485,319
Assessed 2024
Previous assessed
$22,485,319
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$4,122,261
Assessed improvement
$18,363,058
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1907
Heating
NONE
Stories
3
Bathrooms
6
Total area
29,567 SF
Lot
0.47 ac (20,318 SF)
Zoning code
NC3
APN
3616 -083
UPID
US09-5758608
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
THEATER (MOVIE) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$995,000
THEATER (MOVIE) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1907
Heating
NONE
Stories
3
Bathrooms
6
Lot
0.47 ac
Current owner
From public records · entity-resolved
30 West Pershing LLC
Entity
Free & Clear · 12 yrs held
Mailing address
909 WALNUT ST STE #200, KANSAS CITY, MO 64106-2003
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2013
—
30 West Pershing LLC
Gus Murad & Assocs LLC
Grant 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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