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Property profile & analytics
OFF-MARKET
Estimated value
$10,130,000
Office buildings
3175 18th St San Francisco, CA 94110
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5778142
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1947
Construction
WOOD FRAME
Total area
35,000 SF
Lot
0.63 ac (27,438 SF)
Zoning code
M1
APN
3592 -015
UPID
US09-5778142
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
by Request
CAP Approach
CAP
$11.61M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.13M
Owner & transaction history
Treat Property LLC · 10 yrs held
Treat Property LLC
since 2015
7 recorded transactions
Zoning & alternative use
M1 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,575,000
6.5%
$11,605,000
7%
$10,780,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$16,775,000
Current use
RETAIL STORES
$13,610,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$10.13M
Range $9.12M – $11.14M · ±10%
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
$289 / 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
$234,578
Tax year 2024
Assessed value
$19,957,414
Assessed 2024
Previous assessed
$19,957,414
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$13,922,229
Assessed improvement
$6,035,185
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1947
Construction
WOOD FRAME
Heating
NONE
Stories
2
Rooms
21
Bathrooms
7
Total area
35,000 SF
Lot
0.63 ac (27,438 SF)
Zoning code
M1
APN
3592 -015
UPID
US09-5778142
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M1 · San Francisco, CA
Zoning M1 · permitted uses
M1 · 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
OFFICE BUILDING Current
Est. value
$16.8M
RETAIL STORES
Est. value
$13.6M
OFFICE BUILDING Current
RETAIL STORES
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
1947
Construction
WOOD FRAME
Heating
NONE
Stories
2
Rooms
21
Bathrooms
7
Lot
0.63 ac
Current owner
From public records · entity-resolved
Treat Property LLC
Entity
Mailing address
3450 SACRAMENTO ST #722, SAN FRANCISCO, CA 94118-2712
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2015
$16,380,000
Treat Property LLC
Brinton J A & L H Trust
Grant Deed
$10,300,000 · Jp Morgan Chase Bk
Oct 22, 2015
—
Treat Property LLC
Pincus,mark
Quit Claim Deed
related
—
Mar 29, 2013
—
Linda L Gomez
Gomez,gery
Affidavit Of Death
related
—
Jul 10, 2012
—
Mark Pincus
Pincus,mark
Quit Claim Deed
related
$5,000,000 · J P Morgan Chase Bank
Oct 25, 2011
—
Gomez Family Trust
Gomez,gery & Linda L
Quit Claim Deed
related
—
Jun 30, 2005
$7,700,000
Linda Gomez
Sks Green Glen LLC
Grant Deed
$5,000,000 · Washington Mutual Fsb
Aug 31, 1998
—
Sks Green Glen LLC
—
Grant Deed
related
$5,000,000 · Silicon Valley Bank
Jun 4, 1998
—
Sks Green Glen LLC
Green Glen Linen Service INC
Quit Claim Deed
related
$220,500 · Provident Funding Assoc LP
—
—
Green Glen Linen Service
—
Deed Of Trust
related
$226,475 · Individual
—
—
Linda Gomez
—
Deed Of Trust
related
$5,000,000 · Washington Mutual Fsb
—
—
Glen Dairy Green
—
Deed Of Trust
related
—
—
—
Green Glen Linen Svc INC
—
Deed Of Trust
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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