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Property profile & analytics
OFF-MARKET
Estimated value
$1,495,000
Assisted living facilities
350 University St San Francisco, CA 94134-1635
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6059825
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1932
Construction
CONCRETE
Total area
36,978 SF
Lot
2.2 ac (95,997 SF)
Zoning code
RH1
APN
5992 -001
UPID
US09-6059825
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
-
Portola Gardens Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Bsd Portola LLC
Bsd Portola LLC
since 2026
7 recorded transactions
Zoning & alternative use
RH1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+39.0%
Industrial (general)
$2.0M
+20.7%
Warehouse, storage
$1.9M
+17.2%
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,660,000
Current use
MEDICAL BUILDING
$2,305,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,000,000
Change: +21% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,945,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±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
$40 / 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
$213,733
Tax year 2024
Assessed value
$17,959,853
Assessed 2024
Previous assessed
$17,959,853
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$11,673,905
Assessed improvement
$6,285,948
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1932
Construction
CONCRETE
Heating
NONE
Stories
3
Rooms
92
Bathrooms
11
Total area
36,978 SF
Lot
2.2 ac (95,997 SF)
Zoning code
RH1
APN
5992 -001
UPID
US09-6059825
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH1 · San Francisco, CA
Zoning RH1 · permitted uses
RH1 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1932
Construction
CONCRETE
Heating
NONE
Stories
3
Rooms
92
Bathrooms
11
Lot
2.2 ac
Current owner
From public records · entity-resolved
Bsd Portola LLC
Entity
Mailing address
18301 VON KARMAN AVE STE #510, IRVINE, CA 92612-0101
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2026
$15,000,000
Bsd Portola LLC
Bay View Senior Living LLC
Grant Deed
$11,125,171 · Thorofare Asset Based Lending Reit
Aug 26, 2021
—
Bay View Senior Living LLC
—
Deed
related
$15,500,000 · Thorofare Asset Based Lending Reit Fund
Dec 11, 2018
—
Bay View Senior Living LLC
—
Deed
related
$15,500,000 · Throfare Asset Based Lndg Rei
Jan 3, 2018
$16,100,000
Bay View Senior Living LLC
Agesong Genesis LLC
Grant Deed
related
—
Aug 15, 2014
$5,700,000
Agesong Genesis LLC
University Mound Old Ladies Ho
Grant Deed
$750,000 · Private Individual
—
—
Bay View Senior Living LLC
—
Deed Of Trust
related
$15,500,000 · Throfare Asset Based Lndg Rei
—
—
University Mound Old Ladies
—
Deed Of Trust
related
$100,000 · Northern Ca Community Loan
—
—
University Mound Old Ladies Ho
—
Deed Of Trust
related
$1,900,000 · Rubicon Mortgage Fund LLC
—
—
University Mound Old Ladies Hm
—
Deed Of Trust
related
$100,000 · Northern Ca Community Loan
—
—
Agesong Genesis LLC
—
Deed Of Trust
related
$4,000,000 · Cpif California LLC
—
—
Agesong Genesis LLC
—
Deed Of Trust
related
$4,000,000 · * Other Institutional Lenders
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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