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Property profile & analytics
OFF-MARKET
Estimated value
$1,965,000
Investment properties
260 Valencia St 264 San Francisco, CA 94103-2321
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6001873
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1902
Construction
WOOD
Total area
5,900 SF
Lot
0.07 ac (2,996 SF)
Zoning code
CM
APN
3533 -008
UPID
US09-6001873
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.03M
Comparable Approach
Comparable
$2.46M
Blend (final)
Blend
$1.97M
Owner & transaction history
San Francisco Friends School · 7 yrs held
San Francisco Friends School
since 2019
7 recorded transactions
Zoning & alternative use
CM · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.0M
+67.6%
Apartment house (5+ units)
$2.3M
+28.0%
Industrial (general)
$1.8M
+0.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,195,000
6.5%
$2,025,000
7%
$1,880,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,765,000
Current use
RETAIL STORES
$2,960,000
Change: +68% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,260,000
Change: +28% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,780,000
Change: +1% · Conversion: Moderate
OFFICE BUILDING
$1,515,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.97M
Range $1.77M – $2.16M · ±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
$333 / 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
$5,678
Tax year 2024
Assessed value
$3,663,712
Assessed 2024
Previous assessed
$3,663,712
+0.0% YoY
Effective rate
0.15%
On assessed value
Assessed land
$2,198,227
Assessed improvement
$1,465,485
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
1902
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
24
Bathrooms
1
Total area
5,900 SF
Lot
0.07 ac (2,996 SF)
Zoning code
CM
APN
3533 -008
UPID
US09-6001873
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CM · San Francisco, CA
Zoning CM · permitted uses
CM · 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
$1.8M
RETAIL STORES
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1902
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
24
Bathrooms
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
San Francisco Friends School
Individual
Mailing address
250 VALENCIA ST, SAN FRANCISCO, CA 94103-2322
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2019
$3,350,000
San Francisco Friends School
Rosaire Properties LLC
Grant Deed
—
Aug 30, 2017
—
Rosaire Properties LLC
—
Deed
related
$225,000 · Giraudo Trust (pt)
Sep 26, 2014
—
Rosaire Properties LLC
Weinstein,sidney
Grant Deed
related
—
Apr 30, 2010
—
Sidney Weinstein
Weinstein,sidney
Quit Claim Deed
related
$745,000 · Franklin Cap LLC
Apr 8, 1998
—
Sidney Weinstein
Nathan,randall J
Grant Deed
related
—
—
—
Sidney Weinstein
—
Deed Of Trust
related
$900,000 · Mission National Bank
—
—
Sidney Weinstein
—
Deed Of Trust
related
$160,000 · Renner W F III & B J Trust (rt
—
—
Sidney Weinstein
—
Deed Of Trust
related
$80,000 · Renner W F III & B J Trust (rt
—
—
Rosaire Properties LLC
—
Deed Of Trust
related
$225,000 · Giraudo Trust (pt)
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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