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Property profile & analytics
OFF-MARKET
Estimated value
$5,635,000
Apartment buildings
280 Brighton Ave San Francisco, CA 94112-2395
Trust Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6136111
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2016
Construction
WOOD
Total area
20,790 SF
Lot
0.21 ac (9,062 SF)
Zoning code
NCT1
APN
6944 -061
UPID
US09-6136111
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
by Request
Comparable Approach
Comparable
$7.51M
Blend (final)
Blend
$5.64M
Owner & transaction history
Realica,c & E 2017 Trust · 7 yrs held
Realica,c & E 2017 Trust
since 2018
2 recorded transactions
Zoning & alternative use
NCT1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$8.1M
+46.7%
Industrial (general)
$6.4M
+16.3%
Commercial (general)
$5.7M
+3.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,525,000
Current use
RETAIL STORES
$8,105,000
Change: +47% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,425,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,715,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$5.64M
Range $5.07M – $6.20M · ±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
$271 / 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
$348,558
Tax year 2024
Assessed value
$29,304,677
Assessed 2024
Previous assessed
$29,304,677
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$17,408,787
Assessed improvement
$11,895,890
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
NONE
Stories
4
Units
27
Total area
20,790 SF
Lot
0.21 ac (9,062 SF)
Zoning code
NCT1
APN
6944 -061
UPID
US09-6136111
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NCT1 · San Francisco, CA
Zoning NCT1 · permitted uses
NCT1 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.5M
RETAIL STORES
Est. value
$8.1M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2016
Construction
WOOD
Heating
NONE
Stories
4
Units
27
Lot
0.21 ac
Current owner
From public records · entity-resolved
Realica,c & E 2017 Trust
Trust
Mailing address
509 POPLAR AVE, MILLBRAE, CA 94030-1817
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2018
—
Realica,c & E 2017 Trust
Realica,clarito B & Elvira O
Quit Claim Deed
related
—
Jun 28, 2017
—
Vgm Realty LLC
Reallca,clarito B & Elvira O
Quit Claim Deed
related
$7,500,000 · Cbre Cap Markets
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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