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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Retail space
316 Pacific Ave 318 San Francisco, CA 94111-1702
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5794536
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1907
Construction
TILT-UP CONCRETE
Total area
6,372 SF
Lot
0.05 ac (2,187 SF)
Zoning code
C2
APN
0165 -004
UPID
US09-5794536
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
-
Foodie Pop Take-out & Catering
-
Barbary Coast Provisions Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Eusebeia LLC · 21 yrs held
Eusebeia LLC
since 2004
7 recorded transactions
Zoning & alternative use
C2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$243 / 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
$38,409
Tax year 2024
Assessed value
$3,211,464
Assessed 2024
Previous assessed
$3,211,464
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,844,883
Assessed improvement
$1,366,581
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
3
Rooms
6
Bathrooms
7
Total area
6,372 SF
Lot
0.05 ac (2,187 SF)
Zoning code
C2
APN
0165 -004
UPID
US09-5794536
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C2 · San Francisco, CA
Zoning C2 · permitted uses
C2 · 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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
3
Rooms
6
Bathrooms
7
Lot
0.05 ac
Current owner
From public records · entity-resolved
Eusebeia LLC
Entity
Mailing address
701 BATTERY ST FL #3, SAN FRANCISCO, CA 94111-1542
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2004
$2,350,000
Eusebeia LLC
Baliantz Armen Trust
Grant Deed
$1,175,000 · Bank Of The West
Oct 2, 2000
—
Baliantz Trust
Baliantz,zoey
Quit Claim Deed
related
—
Mar 13, 1998
—
Armen Baliantz
Etheredge,jeanette
Quit Claim Deed
related
—
Sep 27, 1996
—
Baliantz Trust
Baliantz,armen
Quit Claim Deed
related
—
Oct 31, 1995
—
Armen Baliantz
Baliantz,armen
Quit Claim Deed
related
$285,000 · Redwood Bank
Feb 13, 1995
—
Armen Baliante
Balis Restaurant
Quit Claim Deed
related
—
Jun 9, 1993
—
Balis Restaurant Gp
Chicago Title Co
Trustees Deed
related
—
—
—
Baliantz Trust
—
Deed Of Trust
related
$100,000 · Redwood Bank
—
—
Eusebeia LLC
—
Deed Of Trust
related
$1,675,000 · Union Bank
—
—
Baliantz,tr
—
Deed Of Trust
related
$305,000 · Luther Burbank Savings & Loan
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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