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Property profile & analytics
OFF-MARKET
Estimated value
$1,285,000
Residential income homes
2845 Ulloa St 2849 San Francisco, CA 94116-2224
Individually Owned
3-yr Hold
Absentee Owner
Property ID
US09-5843829
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1908
Construction
WOOD
Total area
2,070 SF
Lot
0.07 ac (3,000 SF)
Zoning code
RH1
APN
2430 -032
UPID
US09-5843829
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
$1.27M
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$889k
Blend (final)
Blend
$1.29M
Owner & transaction history
Tai Thanh Luong · 3 yrs held
Tai Thanh Luong
since 2023
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
RH1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
PLANNING CODE
Top alternative use upside
Retail stores
$1.1M
+50.2%
Office building
$990,000
+41.2%
Commercial (general)
$820,000
+16.4%
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
$1,280,000
ML approach
$1,270,000
CAP Approach
CAP Return
Estimation
6%
$1,160,000
6.5%
$1,070,000
7%
$995,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,055,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$990,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$820,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$1.29M
Range $1.16M – $1.41M · ±10% · vs last sale $1.29M (Sep 3 2021)
Last sale anchor
$1.29M
Sep 3 2021
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
$621 / 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
$17,656
Tax year 2024
Assessed value
$1,394,190
Assessed 2024
Previous assessed
$1,394,190
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$939,481
Assessed improvement
$454,709
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
11
Bathrooms
4
Total area
2,070 SF
Lot
0.07 ac (3,000 SF)
Zoning code
RH1
APN
2430 -032
UPID
US09-5843829
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH1 · San Francisco, CAZoning RH1 · permitted uses
RH1 · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PLANNING CODE
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$820,000
RETAIL STORES
OFFICE BUILDING
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
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
11
Bathrooms
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Tai Thanh Luong
Individual
Mailing address
2467 26TH AVE, SAN FRANCISCO, CA 94116-2302
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2023
—
Tai Thanh Luong
Brenda Phuong Luong
Transfer On Death Deed
related
—
Sep 3, 2021
$1,290,000
Brenda P Luong
Jonathan J Frank
Grant Deed
$500,000 · Home Point Financial Corporation
Dec 10, 2012
$770,000
Jonathan J Frank
Lauretta Family Trust
Grant Deed
$577,500 · Citibank NA
Nov 18, 1997
—
Gino Lauretta
Lauretta,marlene
Quit Claim Deed
related
—
—
—
Lauretta Giovanni
—
Deed Of Trust
related
$240,000 · Allied Savings Bank
—
—
Westm
—
Deed Of Trust
related
$240,000 · Echelon Mortgage Corp
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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