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Property profile & analytics
OFF-MARKET
Investment properties
268 Alabama St 278 San Francisco, CA 94103-4218
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6161743
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2001
Total area
5,043 SF
Lot
0.39 ac (16,827 SF)
Zoning code
PDR1G
APN
3926 -001
UPID
US09-6161743
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
-
Sports Medicine Institute Alternative Medicine Practice Spa & Massage Center
-
IOG Bike Fit and Consulting San Francisco (Bike/Boat/Book/etc) Store
-
Purple Patch Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Re94924 298 LLC · 1 yrs held
Re94924 298 LLC
since 2025
Last sale
$20.0M
7 recorded transactions
Zoning & alternative use
PDR1G · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$62,853
Tax year 2024
Assessed value
$5,298,097
Assessed 2024
Previous assessed
$5,298,097
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,163,285
Assessed improvement
$3,134,812
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
2001
Heating
NONE
Stories
1
Total area
5,043 SF
Lot
0.39 ac (16,827 SF)
Zoning code
PDR1G
APN
3926 -001
UPID
US09-6161743
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
PDR1G · San Francisco, CA
Zoning PDR1G · permitted uses
PDR1G · 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
2001
Heating
NONE
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Re94924 298 LLC
Entity
Mailing address
141 CAMBRIAN VW WAY, LOS GATOS, CA 95032-4036
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2025
—
Re94924 298 LLC
Dandelion Chocolate Real Estate LLC
Deed
related
—
May 22, 2014
$20,000,000
Dandelion Chocolate Real
298 Alabama LLC
Grant Deed
—
Jan 2, 2014
$7,530,000
298 Alabama LLC
Robert E Winkelman Co
Grant Deed
$3,400,000 · Robert E Winkelman Co
Oct 21, 1991
$357,000
Robert E Winkelm
Winkelman,r. Tru
Grant Deed
related
—
Dec 21, 1989
$525,000
Robert Winkelman
Southern Pacific
Grant Deed
—
—
—
298 Alabama LLC
—
Deed Of Trust
related
$1,000,000 · Libitzky Family Foundation
—
—
Robert E Winkelman Co
—
Deed Of Trust
related
$1,775,000 · Wells Fargo Bank
—
—
Robert E Winkelman Co
—
Deed Of Trust
related
$1,500,000 · Us Bank NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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