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Property profile & analytics
OFF-MARKET
Estimated value
$2,085,000
Banks
2650 Ocean Ave 2656 San Francisco, CA 94132-1616
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6081773
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1948
Construction
WOOD
Total area
4,565 SF
Lot
0.11 ac (4,957 SF)
Zoning code
NC1
APN
7223 -004
UPID
US09-6081773
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
$2.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.09M
Owner & transaction history
The Vln Real Estate Team LLC · 2 yrs held
The Vln Real Estate Team LLC
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
NC1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,075,000
ML approach
$2,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.09M
Range $1.88M – $2.29M · ±10% · vs last sale $2.10M (Dec 14 2023)
Last sale anchor
$2.10M
Dec 14 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
$457 / 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
$38,097
Tax year 2024
Assessed value
$3,184,829
Assessed 2024
Previous assessed
$3,184,829
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,229,383
Assessed improvement
$955,446
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Rooms
4
Bathrooms
3
Total area
4,565 SF
Lot
0.11 ac (4,957 SF)
Zoning code
NC1
APN
7223 -004
UPID
US09-6081773
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.
Building & site characteristics
From public records
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Rooms
4
Bathrooms
3
Lot
0.11 ac
Current owner
From public records · entity-resolved
The Vln Real Estate Team LLC
Entity
Mailing address
196 URBANO DR, SAN FRANCISCO, CA 94127-2823
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
Dec 14, 2023
$2,100,000
The Vln Real Estate Team LLC
Strauch Family LLC
Grant Deed
$1,188,237 · Bank Of America NA
Dec 14, 2023
—
Strauch Family LLC
Terri Strauch Butler
Grant Deed
$1,188,237 · Bank Of America NA
Nov 1, 2002
—
Strauch Family LLC
Strauch,tr
Quit Claim Deed
related
—
Oct 31, 2002
—
Micharl J Strauch
Strauch,tr
Quit Claim Deed
related
—
Sep 21, 1998
—
Michael J Strauch
Strauch Trust
Quit Claim Deed
related
—
Sep 14, 1998
—
Strauch Trust
Strauch Trust
Quit Claim Deed
related
—
Mar 6, 1998
—
Strauch Trust
Strauch,leo
Quit Claim 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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