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Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Assisted living facilities
2707 Pne St San Francisco, CA 94115-2522
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6149173
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
STEEL FRAME
Total area
40,345 SF
Lot
0.17 ac (7,500 SF)
Zoning code
NC2
APN
1049 -034
UPID
US09-6149173
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
-
Pacific Heights Transitional Care Center Physician
-
Miteshkumar Patel Physician
-
Mariesa Ruby Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.11M
Blend (final)
Blend
$1.52M
Owner & transaction history
Skbm II LLC · 4 yrs held
Skbm II LLC
since 2022
7 recorded transactions
Zoning & alternative use
NC2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.5M
+39.0%
Industrial (general)
$2.2M
+20.7%
Warehouse, storage
$2.1M
+17.2%
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
$930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,810,000
Current use
MEDICAL BUILDING
$2,515,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,185,000
Change: +21% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,120,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±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
$38 / 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
$210,416
Tax year 2024
Assessed value
$17,894,880
Assessed 2024
Previous assessed
$17,894,880
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$10,736,928
Assessed improvement
$7,157,952
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1969
Construction
STEEL FRAME
Heating
NONE
Stories
5
Units
1
Rooms
74
Bathrooms
45
Total area
40,345 SF
Lot
0.17 ac (7,500 SF)
Zoning code
NC2
APN
1049 -034
UPID
US09-6149173
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · San Francisco, CA
Zoning NC2 · permitted uses
NC2 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1969
Construction
STEEL FRAME
Heating
NONE
Stories
5
Units
1
Rooms
74
Bathrooms
45
Lot
0.17 ac
Current owner
From public records · entity-resolved
Skbm II LLC
Entity
Mailing address
17 STATE ST STE #2525, NEW YORK, NY 10004-1535
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2022
—
Skbm II LLC
2707 Pine Street Sf LLC
Lease
$21,768,000 · White Oak Healthcare Finance LLC
Jan 7, 2022
—
2707 Pine Street Sf LLC
—
Deed
related
$190,000,000 · White Oak Healthcare Reit II LLC
Nov 14, 2018
—
2707 Pine Street Sf LLC
—
Grant Deed
related
$190,000,000 · White Oak Healthcare Fin LLC
Sep 14, 2018
—
2707 Pine Street Sf LLC
—
Loan Modification
related
$161,574,000 · Keybank USA
Sep 11, 2017
$11,181,000
2707 Pine Street Sf LLC
Kindred Nursing Centers West L
Grant Deed
related
$128,000,000 · Keybank USA
Nov 30, 2001
$7,140,000
Nursing Centers West Kindred
Giraudo Trust
Grant Deed
—
Sep 29, 1994
—
Maisin Trust
Maisin,alexander M
Quit Claim Deed
related
—
—
—
Kindred Nursing Ctrs West LLC
—
Deed Of Trust
related
$300,000 · J P Morgan Chase 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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