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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Investment properties
34 Leland Ave San Francisco, CA 94134-2804
Individually Owned
26-yr Hold
Absentee Owner
Property ID
US09-5789914
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2006
Construction
WOOD FRAME
Total area
5,560 SF
Lot
0.06 ac (2,500 SF)
Zoning code
NC2
APN
6248 -010
UPID
US09-5789914
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
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$980k
Owner & transaction history
Marlene Tran · 26 yrs held
Marlene Tran
since 1999
7 recorded transactions
Zoning & alternative use
NC2 · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,305,000
Current use
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±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
$176 / 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
$13,859
Tax year 2024
Assessed value
$1,106,542
Assessed 2024
Previous assessed
$1,106,542
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$210,951
Assessed improvement
$895,591
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2006
Construction
WOOD FRAME
Heating
NONE
Stories
3
Units
2
Rooms
4
Bathrooms
1
Total area
5,560 SF
Lot
0.06 ac (2,500 SF)
Zoning code
NC2
APN
6248 -010
UPID
US09-5789914
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · San Francisco, CA
Zoning NC2 · permitted uses
NC2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
COMMERCIAL (GENERAL) 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
2006
Construction
WOOD FRAME
Heating
NONE
Stories
3
Units
2
Rooms
4
Bathrooms
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Marlene Tran
Individual
Mailing address
23 ERVINE ST, SAN FRANCISCO, CA 94134-2200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 1999
$240,000
Marlene Tran
Wong,hung K & Pui Y
Grant Deed
$140,000 · Individual
Jun 3, 1999
—
Kin Wong
Woo,jeffrey P
Grant Deed
related
—
Jan 11, 1999
—
Gordon G Chee
Chee,michael W
Quit Claim Deed
related
—
Jul 3, 1997
—
Michael W Chee
Chee,gordon G & Anna L
Quit Claim Deed
related
—
Feb 15, 1994
$210,000
Gordon G Chee
Wong,hung K & Pu
Grant Deed
$200,000 · Seller
Nov 10, 1989
$150,000
Hung Wong
Gee,w.&m.
Grant Deed
$113,000 · Continental Savings Of America
Jan 31, 1989
$60,000
William Gee
Gee,p.&w.
Grant Deed
related
—
Jul 12, 1988
$112,000
William&mee Gee
Unite
Grant Deed
—
—
—
Gordon G Chee
—
Deed Of Trust
related
$17,811 · Individual
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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