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Property profile & analytics
OFF-MARKET
Estimated value
$2,725,000
Retail space
3527 California St 3535 San Francisco, CA 94118-1707
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6161219
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
7,400 SF
Lot
0.31 ac (13,677 SF)
Zoning code
NCS
APN
1035 -004
UPID
US09-6161219
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
by Request
Blend (final)
Blend
$2.73M
Owner & transaction history
First Republic Bank · 4 yrs held
First Republic Bank
since 2022
7 recorded transactions
Zoning & alternative use
NCS · 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
RETAIL STORES
$3,775,000
Current use
OFFICE BUILDING
$3,545,000
Change: -6% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,110,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.73M
Range $2.45M – $3.00M · ±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
$368 / 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
$142,509
Tax year 2024
Assessed value
$11,960,077
Assessed 2024
Previous assessed
$11,960,077
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$9,485,723
Assessed improvement
$2,474,354
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Rooms
7
Bathrooms
3
Total area
7,400 SF
Lot
0.31 ac (13,677 SF)
Zoning code
NCS
APN
1035 -004
UPID
US09-6161219
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NCS · San Francisco, CA
Zoning NCS · permitted uses
NCS · 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
RETAIL STORES Current
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Rooms
7
Bathrooms
3
Lot
0.31 ac
Current owner
From public records · entity-resolved
First Republic Bank
Entity
Mailing address
940 EMMETT AVE, BELMONT, CA 94002-3881
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
May 31, 2022
—
First Republic Bank
California Street Retail LP
Assignment Of Lease (leasehold Sale)
$6,600,000 · First Republic Bank
Aug 19, 2005
$8,850,000
California Street Retail LLC
Mcevoy 1998 Trust
Grant Deed
—
Jun 30, 2005
—
George F Montgomery II
Mcevoy,jay D
Affidavit Of Death
related
—
Feb 24, 2004
—
George F Montgomery
Toys R Us INC
Quit Claim Deed
related
—
Sep 19, 2002
—
Mcevoy,tr
Mcevoy,tr
Quit Claim Deed
related
—
May 26, 1998
—
Mcevoy Trust
Mcevoy,alicia H
Quit Claim Deed
related
—
May 14, 1998
—
Mcevoy Trust
Mcevoy,jay D
Quit Claim Deed
related
—
—
—
California Street Retail LLC
—
Deed Of Trust
related
$5,400,000 · Countrywide Com'l R E Fin
—
—
California Street Retail LLC
—
Deed Of Trust
related
$8,800,000 · First Republic Bk
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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