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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Office buildings
36 2nd St 40 San Francisco, CA 94105-3440
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5741877
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1907
Construction
TILT-UP CONCRETE
Total area
15,150 SF
Lot
0.05 ac (2,375 SF)
Zoning code
C3O
APN
3707 -004
UPID
US09-5741877
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
$3.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.95M
Owner & transaction history
109 Stevenson LLC · 2 yrs held
109 Stevenson LLC
since 2024
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
C3O · 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
$3,950,000
ML approach
$3,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,480,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±10% · vs last sale $3.95M (Mar 25 2024)
Last sale anchor
$3.95M
Mar 25 2024
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
$261 / 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
$92,345
Tax year 2024
Assessed value
$7,092,328
Assessed 2024
Previous assessed
$7,092,328
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$4,137,756
Assessed improvement
$2,954,572
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
6
Units
2
Rooms
7
Bathrooms
12
Total area
15,150 SF
Lot
0.05 ac (2,375 SF)
Zoning code
C3O
APN
3707 -004
UPID
US09-5741877
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3O · San Francisco, CA
Zoning C3O · permitted uses
C3O · 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)
Est. value
$6.5M
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
6
Units
2
Rooms
7
Bathrooms
12
Lot
0.05 ac
Current owner
From public records · entity-resolved
109 Stevenson LLC
Entity
Mailing address
4225 EXECUTIVE SQ #6, LA JOLLA, CA 92037-9122
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2024
$3,950,000
109 Stevenson LLC
Amy Ritz
Grant Deed
—
Sep 11, 2020
—
Eiselman,g & G Living Trust
Eiselman G & G L/tr
Quit Claim Deed
related
—
Feb 28, 2020
—
Eiselman,g & A Living Trust
Gerald Eiselman
Affidavit Of Death
related
—
Jan 27, 2014
—
Cash,alan & Nancy Living Trust
Eiselman,nancy D
Quit Claim Deed
related
—
Sep 13, 2013
—
Eiselman,stephen G Trust
Eiselman,stephen G
Quit Claim Deed
related
—
Mar 14, 2007
—
Nancy D Eiselman
Cash,alan
Quit Claim Deed
related
—
Jan 14, 2003
—
Eiselman,tr
Eiselman,g
Quit Claim Deed
related
—
Jan 12, 2001
—
Stephen G Eiselman
36 Second St Properties LLC
Grant Deed
related
—
Mar 8, 1995
$436,500
Thirty-six Second Street Prope
Helrich Properties
Grant Deed
—
Sep 12, 1990
—
Stevenson Buldin
Tanaka,y.&t. Tru
Grant Deed
related
—
Jun 6, 1990
$182,000
Exchange Interme
109 Stevenson St
Grant Deed
related
—
Oct 12, 1988
$1,247,000
Stevenson Buildi
Exchange Interme
Grant Deed
related
—
—
—
Stevenson Buldin
—
Deed Of Trust
related
$205,000 · Us Small Business Admn
—
—
36 2nd Street Properties LLC
—
Deed Of Trust
related
$1,100,000 · Pacific Bank NA
—
—
Stephen G Eiselman
—
Deed Of Trust
related
$250,000 · First Republic Bank
—
—
Stevenson Bu
—
Deed Of Trust
related
$205,000 · Us Small Business Admn
—
—
36 Second Street Properties Ll
—
Deed Of Trust
related
$485,000 · Yosemite Mortgage Fund LLC
—
—
36 Second St Properties LLC
—
Deed Of Trust
related
$272,000 · First Republic Bank
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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