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Property profile & analytics
OFF-MARKET
Estimated value
$10,745,000
Office buildings
3180 18th St 3198 San Francisco, CA 94110-2043
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-5876002
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
WOOD FRAME
Total area
37,104 SF
Lot
0.46 ac (20,163 SF)
Zoning code
PDR1G
APN
3573 -003
UPID
US09-5876002
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
-
OpenAI, Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
Morello Louis S Physician Medical Clinic
-
Seal Karen Hope MD Physician
-
RocketWiseAI (Bike/Boat/Book/etc) Store Corporate Office
-
Hersh David F MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.75M
Owner & transaction history
Ctpf Pioneer Sf Corp · 9 yrs held
Ctpf Pioneer Sf Corp
since 2017
5 recorded transactions
Zoning & alternative use
PDR1G · 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%
$13,330,000
6.5%
$12,305,000
7%
$11,425,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,785,000
Current use
RETAIL STORES
$14,425,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$10.75M
Range $9.67M – $11.82M · ±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
$290 / 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
$415,032
Tax year 2024
Assessed value
$35,361,951
Assessed 2024
Previous assessed
$35,361,951
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$15,728,817
Assessed improvement
$19,633,134
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
1900
Construction
WOOD FRAME
Heating
NONE
Stories
3
Rooms
8
Total area
37,104 SF
Lot
0.46 ac (20,163 SF)
Zoning code
PDR1G
APN
3573 -003
UPID
US09-5876002
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
PDR1G · San Francisco, CA
Zoning PDR1G · permitted uses
PDR1G · 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
$17.8M
RETAIL STORES
Est. value
$14.4M
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
1900
Construction
WOOD FRAME
Heating
NONE
Stories
3
Rooms
8
Lot
0.46 ac
Current owner
From public records · entity-resolved
Ctpf Pioneer Sf Corp
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2017
$31,700,000
Ctpf Pioneer Sf Corp
Bridgeton Pioneer Fee LLC
Grant Deed
$13,100,000 · Us Bk NA 2014-lc15
Jan 21, 2014
—
Bridgeton Pioneer Fee LLC
Kinship Pioneer LLC
Grant Deed
$13,100,000 · German American Cap
Feb 24, 2012
$5,600,000
Kinhip Pioneer LLC
Plant Bros Corp
Grant Deed
—
—
—
Bridgeton Pioneer Property LLC
—
Deed Of Trust
related
$13,100,000 · Bridgeton Pioneer Fee LLC
—
—
Plant Properties
—
Deed Of Trust
related
$1,750,000 · Wells Fargo Bank
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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