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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Retail residential properties
2828 Geary Blvd 2830 San Francisco, CA 94118-3453
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5728228
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1900
Construction
WOOD
Total area
6,469 SF
Lot
0.06 ac (2,469 SF)
Zoning code
NC3
APN
1069 -016
UPID
US09-5728228
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
$3.97M
CAP Approach
CAP
$2.22M
Comparable Approach
Comparable
$2.28M
Blend (final)
Blend
$3.02M
Owner & transaction history
2824-2828 Geary LLC · 11 yrs held
2824-2828 Geary LLC
since 2014
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
NC3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.3M
+21.3%
Office building
$3.1M
+14.0%
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
$3,920,000
ML approach
$3,965,000
CAP Approach
CAP Return
Estimation
6%
$2,405,000
6.5%
$2,220,000
7%
$2,060,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,720,000
Current use
RETAIL STORES
$3,300,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$3,100,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,600,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±10% · vs last sale $2.85M (Feb 4 2025)
Last sale anchor
$2.85M
Feb 4 2025
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
$466 / 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
$25,009
Tax year 2024
Assessed value
$1,997,352
Assessed 2024
Previous assessed
$1,997,352
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,237,195
Assessed improvement
$760,157
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
NONE
Stories
4
Units
7
Rooms
20
Bathrooms
7
Total area
6,469 SF
Lot
0.06 ac (2,469 SF)
Zoning code
NC3
APN
1069 -016
UPID
US09-5728228
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC3 · San Francisco, CA
Zoning NC3 · permitted uses
NC3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.7M
RETAIL STORES
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1900
Construction
WOOD
Heating
NONE
Stories
4
Units
7
Rooms
20
Bathrooms
7
Lot
0.06 ac
Current owner
From public records · entity-resolved
2824-2828 Geary LLC
Entity
Mailing address
1 BUSH ST STE #900, SAN FRANCISCO, CA 94104-4415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2017
—
2824-2828 Geary LLC
—
Grant Deed
related
$2,634,500 · First Republic Bk
Sep 3, 2014
$2,550,000
2824-2828 Geary LLC
Levon R Z Living Trust
Grant Deed
$1,400,000 · First Republic Bk
Jun 28, 2011
—
Levon Ents LLC
Cox Daniel & Merry Trust
Quit Claim Deed
related
—
May 4, 2011
—
Lori Schomer
Levon Family 1999 Trust
Quit Claim Deed
related
—
Feb 17, 2011
—
Schomer Lori Tr
Levon,audrey J
Affidavit Of Death
related
—
Sep 24, 2010
—
Cox Daniel & Merry Trust
Levon Genevieve Trust
Quit Claim Deed
related
—
Aug 27, 2010
—
Cox Daniel Tr
Levon,genevieve A
Affidavit Of Death
related
—
Aug 3, 2010
—
Levon Genevieve Trust
Levon,genevieve
Quit Claim Deed
related
—
Apr 19, 1993
—
Audrey Levon
Levon,vincent L
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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