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Property profile & analytics
OFF-MARKET
Estimated value
$20,120,000
Office buildings
2645 Ocean Ave San Francisco, CA 94132-1633
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6150954
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Construction
WOOD
Total area
29,775 SF
Lot
0.46 ac (19,902 SF)
Zoning code
NC1
APN
7226 -023
UPID
US09-6150954
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
-
Teodor A Manaois, DDS Dental Office
-
Lakeside Obstetrics Gynecology &Fertility Medical Clinic
-
Dr. David P. Shu, MD Physician
-
Dr. Lawrence L. Chao, MD Physician
-
Segars & Segars Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.27M
Blend (final)
Blend
$20.12M
Owner & transaction history
Juniper Lakeside Mob LLC · 4 yrs held
Juniper Lakeside Mob LLC
since 2022
Last sale
$20.4M
7 recorded transactions
Zoning & alternative use
NC1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$15.2M
+6.4%
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
$18,465,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$14,270,000
Current use
RETAIL STORES
$15,185,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$12,735,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$20.12M
Range $18.11M – $22.13M · ±10% · vs last sale $20.38M (Mar 9 2022)
Last sale anchor
$20.38M
Mar 9 2022
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
$676 / 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
$249,112
Tax year 2024
Assessed value
$21,198,150
Assessed 2024
Previous assessed
$21,198,150
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$8,531,280
Assessed improvement
$12,666,870
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
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
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Stories
3
Units
24
Rooms
157
Bathrooms
10
Total area
29,775 SF
Lot
0.46 ac (19,902 SF)
Zoning code
NC1
APN
7226 -023
UPID
US09-6150954
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC1 · San Francisco, CA
Zoning NC1 · permitted uses
NC1 · 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
$14.3M
RETAIL STORES
Est. value
$15.2M
COMMERCIAL (GENERAL)
Est. value
$12.7M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (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
1963
Construction
WOOD
Heating
NONE
Stories
3
Units
24
Rooms
157
Bathrooms
10
Lot
0.46 ac
Current owner
From public records · entity-resolved
Juniper Lakeside Mob LLC
Entity
Mailing address
3310 W END AVE STE #700, NASHVILLE, TN 37203-1097
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2022
$20,375,000
Juniper Lakeside Mob LLC
Hsre Bw Lakeside Mob LLC
Grant Deed
—
Jul 31, 2019
—
Hsre-bw Lakeside Mob LLC
—
Loan Modification
related
$51,120,000 · Capital One Nat'l Assn
May 29, 2015
$8,325,000
Hsre-bw Lakeside Mob LLC
Lakeside Medical Building LLC
Grant Deed
related
$11,400,000 · General Elec Cap
Jun 23, 2005
—
Lakeside Medical Building LLC
Khoury Family Trust
Grant Deed
related
—
Jun 29, 2001
—
Khoury Trust
Khoury Trust
Quit Claim Deed
related
$3,747,500 · Affinity Bank
Dec 11, 2000
—
Khoury Trust
Khoury,isam
Quit Claim Deed
related
—
Apr 30, 1998
—
Leon Khoury
Khoury,leon & Sana
Quit Claim Deed
related
—
Apr 30, 1998
$1,900,000
Khoury,hanna I & Clemance
Sami I Khoury Trustee
Trustees Deed
related
$2,000,000 · Affinity Bank
May 22, 1992
—
Khoury Trust
Khoury,sami & Su
Quit Claim Deed
related
—
—
—
Lakeside Medical Building LLC
—
Deed Of Trust
related
$4,125,000 · Lasalle National 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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