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Property profile & analytics
OFF-MARKET
Estimated value
$3,725,000
Office buildings
342 9th St 346 San Francisco, CA 94103-3809
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5814383
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
WOOD
Total area
24,439 SF
Lot
0.29 ac (12,500 SF)
Zoning code
RCD
APN
3519 -067
UPID
US09-5814383
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
-
Frigidaire Appliance Repair San Francisco Home Appliance Store
-
Robert Von Dollen Process Serving Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.78M
Blend (final)
Blend
$3.73M
Owner & transaction history
Ac Properties Holdings LLC · 13 yrs held
Ac Properties Holdings LLC
since 2013
7 recorded transactions
Zoning & alternative use
RCD · 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
Blend value · Realmo final
$3.73M
Range $3.35M – $4.10M · ±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
$152 / 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
$69,549
Tax year 2024
Assessed value
$5,274,115
Assessed 2024
Previous assessed
$5,274,115
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$3,320,024
Assessed improvement
$1,954,091
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
1920
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
45
Bathrooms
4
Total area
24,439 SF
Lot
0.29 ac (12,500 SF)
Zoning code
RCD
APN
3519 -067
UPID
US09-5814383
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RCD · San Francisco, CA
Zoning RCD · permitted uses
RCD · 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
1920
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
45
Bathrooms
4
Lot
0.29 ac
Current owner
From public records · entity-resolved
Ac Properties Holdings LLC
Entity
Mailing address
1741 LARKIN ST, SAN FRANCISCO, CA 94109-3109
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Oct 29, 2019
—
Ac Properties Holdings LLC
—
Grant Deed
related
$15,890,000 · First Technology FCU
Dec 15, 2016
—
Ac Properties Holdings LLC
—
Grant Deed
related
$12,500,000 · First Technology FCU
Jun 17, 2013
$4,100,000
Ac Properties Holdings LLC
Olson,carl E & Linda
Grant Deed
related
—
May 24, 2013
—
Raul Arriaza
Osa II Associates LLC
Quit Claim Deed
related
—
Oct 3, 2001
—
Raul T Arriaza
Osa II Associates LLC
Grant Deed
related
—
Jun 12, 1998
$1,750,000
Osa II Associates LLC
Fong,walter W & Cici Y
Grant Deed
$1,312,500 · Luther Burbank Savings & Loan
Apr 18, 1990
$1,550,000
Walter Fong
The Burger 1985
Grant Deed
$1,050,000 · Far East National Bank
—
—
Osa II LLC
—
Deed Of Trust
related
$500,000 · 188 Noe St LLC
—
—
Osa II Associates LLC
—
Deed Of Trust
related
$2,518,750 · Luther Burbank Savings & Loan
—
—
Carl E Olson
—
Deed Of Trust
related
$2,210,000 · First Nat'l Bank Northern Ca
—
—
Ac Properties Holdings LLC
—
Deed Of Trust
related
$8,460,000 · Opus Bk
—
—
Osa III LLC
—
Deed Of Trust
related
$290,500 · 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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