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Property profile & analytics
OFF-MARKET
Estimated value
$16,515,000
Hotels
2550 Van Ness Ave San Francisco, CA 94109-1609
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6146660
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1959
Construction
WOOD
Total area
54,298 SF
Lot
0.7 ac (30,696 SF)
Zoning code
C2
APN
0526 -021
UPID
US09-6146660
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
-
Dim Sum Club Restaurant
-
Heritage Marina Hotel Hotel & Motel
-
da Vinci Villa Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$16.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.52M
Owner & transaction history
Van Ness Villa LLC · 2 yrs held
Van Ness Villa LLC
since 2024
Last sale
$16.5M
7 recorded transactions
Zoning & alternative use
C2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$26.0M
+13.6%
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
$16,515,000
ML approach
$16,515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$22,910,000
Current use
OFFICE BUILDING
$26,025,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$20,020,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$16.52M
Range $14.86M – $18.17M · ±10% · vs last sale $16.52M (May 29 2024)
Last sale anchor
$16.52M
May 29 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
$304 / 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
$171,011
Tax year 2024
Assessed value
$14,444,652
Assessed 2024
Previous assessed
$14,444,652
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$7,536,340
Assessed improvement
$6,908,312
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Stories
6
Units
136
Rooms
142
Bathrooms
136
Total area
54,298 SF
Lot
0.7 ac (30,696 SF)
Zoning code
C2
APN
0526 -021
UPID
US09-6146660
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C2 · San Francisco, CA
Zoning C2 · permitted uses
C2 · 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
HOTEL/MOTEL Current
Est. value
$22.9M
OFFICE BUILDING
Est. value
$26.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.0M
HOTEL/MOTEL Current
OFFICE BUILDING
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
1959
Construction
WOOD
Heating
NONE
Stories
6
Units
136
Rooms
142
Bathrooms
136
Lot
0.7 ac
Current owner
From public records · entity-resolved
Van Ness Villa LLC
Entity
Mailing address
11645 SAN PABLO AVE, EL CERRITO, CA 94530-1747
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2024
$16,516,000
Van Ness Villa LLC
2550 Vn Pool LLC
Grant Deed
—
May 14, 2019
—
60 Federal Street LLC
—
Grant Deed
related
$175,000,000 · Wilmington Tr
Sep 30, 2010
$11,500,000
2550 Vn Pool LLC
2550 Van Ness Sf LLC
Grant Deed
related
—
Jul 18, 2007
$22,730,000
2550 Van Ness Sf LLC
Jma Russian Hill LLC
Deed Of Trust
related
$26,100,000 · Arbor Realty LP
May 10, 2005
—
Jma Russian Hill LLC
Heritage Marina Hotel LLC
Grant Deed
$48,500,000 · Corus Bank NA
Aug 6, 2003
$12,100,000
Heritage Marina Hotel LLC
Schonfeld,robert
Grant Deed
$9,000,000 · Robert Schonfeld
Jul 24, 2003
$81,000
Robert Schonfeld
Marin Country Exchange Corp
Grant Deed
—
Jul 24, 2003
—
Marin Country Exchange Corp
Schonfeld,charles
Grant Deed
related
—
Oct 3, 2000
—
Roberta Sauls
Schonfeld,charles
Grant Deed
related
—
Jul 19, 1999
—
Roberta Sauls
Schonfeld,charles
Grant Deed
related
—
Dec 28, 1998
—
Roberta Sauls
Schonfeld,charles
Grant Deed
related
—
Jun 19, 1998
$2,200,000
Robert Schonfeld
Schonfeld Trust
Grant Deed
related
—
—
—
Heritage Marina Hotel LLC
—
Deed Of Trust
related
$500,000 · Cascade Acceptance
—
—
Northview Corpor
—
Deed Of Trust
related
$13,000,000 · Pioneer S/l
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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