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Property profile & analytics
OFF-MARKET
Estimated value
$1,930,000
Hotels
3141 Fillmore St 3143 San Francisco, CA 94123-3451
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5804086
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1912
Construction
TILT-UP CONCRETE
Total area
6,912 SF
Lot
0.06 ac (2,400 SF)
Zoning code
UNION
APN
0515 -005
UPID
US09-5804086
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
-
Clean Image cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.91M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$1.93M
Owner & transaction history
Twin Gardens Management INC · 4 yrs held
Twin Gardens Management INC
since 2022
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
UNION · 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
$1,810,000
ML approach
$1,910,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,915,000
Current use
Blend value · Realmo final
$1.93M
Range $1.74M – $2.12M · ±10% · vs last sale $2.00M (May 31 2022)
Last sale anchor
$2.00M
May 31 2022
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
$279 / 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
$25,695
Tax year 2024
Assessed value
$2,080,800
Assessed 2024
Previous assessed
$2,080,800
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,456,560
Assessed improvement
$624,240
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1912
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
16
Bathrooms
14
Total area
6,912 SF
Lot
0.06 ac (2,400 SF)
Zoning code
UNION
APN
0515 -005
UPID
US09-5804086
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
UNION · San Francisco, CA
Zoning UNION · permitted uses
UNION · 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
HOTEL/MOTEL Current
Est. value
$2.9M
HOTEL/MOTEL Current
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
1912
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
16
Bathrooms
14
Lot
0.06 ac
Current owner
From public records · entity-resolved
Twin Gardens Management INC
Entity
Mailing address
60 BACCHARIS PL, TIBURON, CA 94920-2626
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2024
—
Twin Gardens Management INC
—
Deed
related
$300,000 · Stefan Giustino
Nov 7, 2023
—
Twin Gardens Management INC
—
Deed
related
$1,000,000 · Stefan Giustino
May 31, 2022
$2,000,000
Twin Gardens Management INC
Raymond D Moresi
Grant Deed
$500,000 · Better Capital Real Estate Fund LP
Dec 8, 2014
—
Moresi,raymond D Trust
Moresi,raymond D
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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