3571 16th St San Francisco, CA 94114-1647
Entity Owned
Absentee Owner
Estimated value (blended)
$4.42M
Range $3.98M – $4.86M (±10%)
Property ID
US09-5767569
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
8,146 SF
Lot
0.12 ac (5,174 SF)
Zoning code
UPMKT
APN
3564 -093
UPID
US09-5767569
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.07M
Comparable Approach
Comparable
$4.71M
Blend (final)
Blend
$4.42M
Owner & transaction history
since 2025
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
UPMKT · San Francisco, CA
Top alternative use upside
Retail stores
$4.2M
+23.7%
Office building
$3.9M
+16.3%
Commercial (general)
$3.7M
+9.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 16 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.42M
Value range
$3.98M – $4.86M
±10% around blend
Estimated value / SF
$543 / SF
Confidence
High
16 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$3.98M
blend $4.42M
$4.86M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,146 SF
Lot area
0.12 ac
Year built
1963
Stories
2
APN
3564 -093
Assessed value
$4,948,684
Annual tax
$61,005
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.07M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.41M
@ 6.5% CAP return
$4.07M
@ 7% CAP return
$3.78M
4
Sales comparison
Partial preview
Sales approach indication
$2.96M
Weighted, 16 comps · high confidence
Evidence
16 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.6 mi away · 7,544 SF
0.7 mi away · 8,400 SF
0.9 mi away · 6,342 SF
0.9 mi away · 9,615 SF
1.0 mi away · 6,704 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 173 sales
$412
+32%
Submarket 2260 sales
$386
+41%
County 2260 sales
$386
+41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $543/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+24%
vs current-use indication
Office Building
Commercial (general)
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 16 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.45M
Move the market yield to see immediate price impact.
Value / SF
$546
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$280k
$5.61M
$4.01M
$3.12M
$312k
$6.23M
$4.45M
$3.46M
$343k
$6.85M
$4.89M
$3.81M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
16 found
High confidence · county-verified
Closest comparable
$3.20M
0.5 mi · Feb 2026 · $413/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$61,005
Tax year 2024
Assessed value
$4,948,684
Assessed 2024
Previous assessed
$4,948,684
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,403,649
Assessed improvement
$2,545,035
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1963
Construction
WOOD
Heating
NONE
Stories
2
Units
12
Rooms
32
Bathrooms
12
Total area
8,146 SF
Lot
0.12 ac (5,174 SF)
Zoning code
UPMKT
APN
3564 -093
UPID
US09-5767569
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
UPMKT · San Francisco, CAZoning UPMKT · permitted uses
UPMKT · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1963
Construction
WOOD
Heating
NONE
Stories
2
Units
12
Rooms
32
Bathrooms
12
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
UPMKT
Jurisdiction
San Francisco, CA
Recorded code
UPMKT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for UPMKT in San Francisco, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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