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Property profile & analytics
OFF-MARKET
Estimated value
$6,970,000
Investment properties
2567 Msn St San Francisco, CA 94110-2511
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6156020
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1927
Total area
15,018 SF
Lot
0.1 ac (4,394 SF)
Zoning code
MISSION ST NC
APN
3615 -079
UPID
US09-6156020
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
-
Hamilton Families | Housing Services & Administrative Office Charitable Organization Social Service Agency
-
San Fran BBQ Grill Cleaners (Bike/Boat/Book/etc) Store
-
Begin Corporate Office
-
Projector (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.65M
CAP Approach
CAP
$4.68M
Comparable Approach
Comparable
$7.58M
Blend (final)
Blend
$6.97M
Owner & transaction history
Hamilton Families · 3 yrs held
Hamilton Families
since 2023
Last sale
$8.1M
7 recorded transactions
Zoning & alternative use
MISSION ST NC · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.2M
+32.8%
Retail stores
$5.8M
+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
$6,730,000
ML approach
$6,645,000
CAP Approach
CAP Return
Estimation
6%
$5,070,000
6.5%
$4,680,000
7%
$4,345,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,420,000
Current use
OFFICE BUILDING
$7,200,000
Change: +33% · Conversion: Easy
RETAIL STORES
$5,840,000
Change: +8% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,160,000
Change: -5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,675,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$6.97M
Range $6.27M – $7.67M · ±10% · vs last sale $8.10M (Feb 7 2023)
Last sale anchor
$8.10M
Feb 7 2023
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
$464 / 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
$97,573
Tax year 2024
Assessed value
$8,262,000
Assessed 2024
Previous assessed
$8,262,000
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,957,200
Assessed improvement
$3,304,800
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
1927
Heating
NONE
Stories
3
Units
2
Total area
15,018 SF
Lot
0.1 ac (4,394 SF)
Zoning code
MISSION ST NC
APN
3615 -079
UPID
US09-6156020
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
MISSION ST NC · San Francisco, CA
Zoning MISSION ST NC · permitted uses
MISSION ST NC · 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
$5.4M
OFFICE BUILDING
Est. value
$7.2M
RETAIL STORES
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.2M
INDUSTRIAL (GENERAL)
Est. value
$4.7M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1927
Heating
NONE
Stories
3
Units
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Hamilton Families
Individual
Mailing address
273 9TH ST, SAN FRANCISCO, CA 94103-3825
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2023
—
Hamilton Families
Hamilton Families Qalicb
Lease
—
Feb 7, 2023
$8,100,000
Hamilton Families Qalicb
Okada Bros INC
Grant Deed
$9,472,460 · Sfcif Sub Cde 16 LLC
Mar 3, 2022
—
Okada Bros INC
—
Deed
related
$3,800,000 · Rubicon Mortgage Fund LLC
Mar 18, 2020
$6,100,000
Okada Bros INC
2567 Mission Street LLC
Grant Deed
$3,700,000 · 2567 Mission Street LLC
Oct 11, 2013
—
2567 Mission Street LLC
Mission Street Ventures LLC
Quit Claim Deed
related
—
Jun 8, 2012
$1,665,000
Mission Street Ventures LLC
Electronic Frontier Foun INC
Grant Deed
—
Mar 18, 2011
$1,675,000
Electronic Frontier Foun INC
Skyline Mission Bloch LLC
Grant Deed
—
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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