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Property profile & analytics
OFF-MARKET
Estimated value
$5,015,000
Theaters & concert halls
3117 16th St 3121 San Francisco, CA 94103-3327
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5975184
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1913
Construction
TILT-UP CONCRETE
Total area
6,510 SF
Lot
0.15 ac (6,600 SF)
Zoning code
VALEN
APN
3568 -067
UPID
US09-5975184
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
-
Roxie Theater Cinema Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.54M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.02M
Owner & transaction history
The Roxie Theater · 1 yrs held
The Roxie Theater
since 2025
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
VALEN · 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
Method
Estimation
Statistic approach
$5,915,000
ML approach
$5,540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.02M
Range $4.51M – $5.52M · ±10% · vs last sale $4.30M (May 6 2025)
Last sale anchor
$4.30M
May 6 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
$770 / 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
$17,693
Tax year 2024
Assessed value
$1,442,969
Assessed 2024
Previous assessed
$1,442,969
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$901,861
Assessed improvement
$541,108
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Rooms
3
Bathrooms
2
Total area
6,510 SF
Lot
0.15 ac (6,600 SF)
Zoning code
VALEN
APN
3568 -067
UPID
US09-5975184
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
VALEN · San Francisco, CA
Zoning VALEN · permitted uses
VALEN · 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
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Rooms
3
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
The Roxie Theater
Individual
Free & Clear · 1 yrs held
Mailing address
2354 S PNE ST, SAN FRANCISCO, CA 94115-2715
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2025
$4,300,000
The Roxie Theater
Sams Management Company LP
Grant Deed
—
Mar 6, 2020
—
Sams Management Co LP
—
Deed Of Trust
related
$2,800,000 · First Republic Bk
Dec 27, 2005
—
Sams Management Co
Abecassis Properties
Grant Deed
related
—
Nov 6, 2001
—
Abecassis Properties Co LP
Abecassis Trust
Quit Claim Deed
related
—
Feb 12, 1993
—
Abecassis,trust
Abecassis,samuel
Quit Claim Deed
related
—
May 7, 1992
—
Samuel Abecassis
Abecassis,samuel
Quit Claim Deed
related
—
Aug 2, 1989
$800,000
Samuel Abecassis
Christian Spirit
Grant Deed
—
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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