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Property profile & analytics
OFF-MARKET
Estimated value
$5,495,000
Apartment buildings
324 Larkin St San Francisco, CA 94102-3615
Entity Owned
9-yr Hold
Absentee Owner
Property ID
US09-5852495
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1922
Construction
CONCRETE
Total area
11,789 SF
Lot
0.1 ac (4,373 SF)
Zoning code
RC4
APN
0347 -009
UPID
US09-5852495
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
-
TNDC Tenderloin People's Garden Community Garden Garden
-
Rainbow Flag Apartments Apartment Building
-
324 Larkin Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.89M
Comparable Approach
Comparable
$6.04M
Blend (final)
Blend
$5.50M
Owner & transaction history
324 Larkin 15 LLC · 9 yrs held
324 Larkin 15 LLC
since 2016
7 recorded transactions
Zoning & alternative use
RC4 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.4M
+61.0%
Retail stores
$6.0M
+51.5%
Commercial (general)
$5.0M
+27.1%
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%
$6,380,000
6.5%
$5,890,000
7%
$5,470,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,970,000
Current use
OFFICE BUILDING
$6,390,000
Change: +61% · Conversion: Moderate
RETAIL STORES
$6,010,000
Change: +51% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,045,000
Change: +27% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,645,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$5.50M
Range $4.95M – $6.04M · ±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
$466 / 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
$138,793
Tax year 2024
Assessed value
$11,411,050
Assessed 2024
Previous assessed
$11,411,050
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,826,291
Assessed improvement
$4,584,759
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1922
Construction
CONCRETE
Heating
NONE
Stories
5
Units
23
Rooms
58
Bathrooms
26
Total area
11,789 SF
Lot
0.1 ac (4,373 SF)
Zoning code
RC4
APN
0347 -009
UPID
US09-5852495
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC4 · San Francisco, CA
Zoning RC4 · permitted uses
RC4 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.0M
OFFICE BUILDING
Est. value
$6.4M
RETAIL STORES
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$5.0M
INDUSTRIAL (GENERAL)
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1922
Construction
CONCRETE
Heating
NONE
Stories
5
Units
23
Rooms
58
Bathrooms
26
Lot
0.1 ac
Current owner
From public records · entity-resolved
324 Larkin 15 LLC
Entity
Mailing address
1 BUSH ST STE #900, SAN FRANCISCO, CA 94104-4415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
—
324 Larkin 15 LP
—
Deed
related
$3,063,155 · Sre Rh Sf 66 LP
Mar 4, 2022
—
1035 Sutter I3 LP
—
Deed
related
$570,000,000 · Rbc Real Estate Capital Corp
Mar 27, 2019
—
1035 Sutter I3 LP
—
Grant Deed
related
$600,000,000 · Natixis New York Branch
Dec 8, 2016
$9,999,000
324 Larkin 15 LLC
324 Larkin C1 LP
Grant Deed
related
$7,125,000 · East West Bk
Jun 27, 2014
—
324 Larkin C1 LP
—
Loan Modification
related
$31,000,000 · Pacific Wstrn Bk
May 29, 2014
$5,833,000
324 Larkin C1 LP
324 Larking Street LP
Grant Deed
related
$31,000,000 · Pacific Wstrn Bk
May 2, 2012
$3,975,000
Nikral 423 LLC
Lucmor LLC
Grant Deed
$2,790,000 · J P Morgan Chase Bank
Jan 21, 2011
$3,300,000
Lsref2 Nova Investments II LLC
Fidelity Natl Title Co
Trustees Deed
—
Jan 21, 2011
$3,500,000
Lucmor LLC
Lsref2 Nova Investments II LLC
Grant Deed
—
Dec 9, 2003
$3,332,000
Ayman Shehadeh
Jones,tr
Grant Deed
$2,215,600 · Far East National Bank
Mar 4, 2003
—
Jones,tr
Jones,w
Quit Claim Deed
related
—
Aug 4, 1994
$951,000
William W Jones
Hastings College
Grant Deed
$713,250 · Union Bank
—
—
Ayman Shehadeh
—
Deed Of Trust
related
$3,430,000 · Citibank NA
—
—
William W Jones
—
Deed Of Trust
related
$1,100,000 · Imperial Commercial Capital
—
—
Ayman Shehadeh
—
Deed Of Trust
related
$400,000 · Lee Harris
—
—
Lucmor LLC
—
Deed Of Trust
related
$2,340,000 · First Republic Bank
—
—
Hastings College Of Law Trust
—
Deed Of Trust
related
—
—
—
Ayman Shehadeh
—
Deed Of Trust
related
$2,900,000 · Far East National Bank
—
—
William W Jones
—
Deed Of Trust
related
$25,000 · Money Store California
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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