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Property profile & analytics
OFF-MARKET
Estimated value
$3,100,000
Retail residential properties
3842 Geary Blvd 3854 San Francisco, CA 94118-3211
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6165127
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1909
Construction
WOOD
Total area
10,716 SF
Lot
0.15 ac (6,608 SF)
Zoning code
NC3
APN
1434 -020
UPID
US09-6165127
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
$3.68M
Comparable Approach
Comparable
$2.46M
Blend (final)
Blend
$3.10M
Owner & transaction history
Sunhill Ents LP · 14 yrs held
Sunhill Ents LP
since 2011
7 recorded transactions
Zoning & alternative use
NC3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.1M
+14.0%
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%
$3,985,000
6.5%
$3,680,000
7%
$3,415,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,505,000
Current use
OFFICE BUILDING
$5,135,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,305,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$3.10M
Range $2.79M – $3.41M · ±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
$289 / 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
$60,136
Tax year 2024
Assessed value
$5,022,274
Assessed 2024
Previous assessed
$5,022,274
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,013,368
Assessed improvement
$2,008,906
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1909
Construction
WOOD
Heating
NONE
Stories
2
Units
9
Rooms
30
Bathrooms
5
Total area
10,716 SF
Lot
0.15 ac (6,608 SF)
Zoning code
NC3
APN
1434 -020
UPID
US09-6165127
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC3 · San Francisco, CA
Zoning NC3 · permitted uses
NC3 · 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) Current
Est. value
$4.5M
OFFICE BUILDING
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1909
Construction
WOOD
Heating
NONE
Stories
2
Units
9
Rooms
30
Bathrooms
5
Lot
0.15 ac
Current owner
From public records · entity-resolved
Sunhill Ents LP
Entity
Mailing address
147 LOMITA DR STE G, MILL VALLEY, CA 94941-1462
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Aug 16, 2011
—
Sunhill Ents LP
Faidi Living 1987 Trust
Grant Deed
related
$2,239,552 · First Republic Bank
Apr 28, 2008
—
Faidi Living Trust
Ramsey Investment LLC
Grant Deed
related
—
Apr 15, 2008
$3,900,000
Ramsey Investment LLC
Blw Investments LLC
Grant Deed
related
$2,340,000 · First Republic Bank
Nov 26, 2002
—
Blw Investment LLC
Jang,tr
Grant Deed
related
—
Sep 27, 2000
—
Irio Investments LLC
Wong,chak-wah
Grant Deed
related
—
Aug 17, 2000
—
Wong,chak-wah
Chang,lynda Y
Trustees Deed
related
—
Aug 17, 2000
$1,950,000
Jang Trust
Kelly,james V
Trustees Deed
related
$1,260,000 · Bank Of Canton
Apr 29, 1994
—
Peter D Nestleroke
Nestleroke,peter
Quit Claim Deed
related
$466,382 · Individual
—
—
James V Kelly
—
Deed Of Trust
related
$450,000 · Summit Savings Bank
—
—
Sunhill Ents LP
—
Deed Of Trust
related
$3,600,000 · First Republic Bk
—
—
Peter D Nesteroke
—
Deed Of Trust
related
$125,000 · 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.
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