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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Apartment buildings
3920 Msn St 3932 San Francisco, CA 94112-1015
Individually Owned
11-yr Hold
Property ID
US09-6161091
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1904
Construction
WOOD
Total area
9,558 SF
Lot
0.15 ac (6,551 SF)
Zoning code
NC2
APN
6720 -004
UPID
US09-6161091
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
$638k
Blend (final)
Blend
$920k
Owner & transaction history
John Pasini · 11 yrs held
John Pasini
since 2014
7 recorded transactions
Zoning & alternative use
NC2 · 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
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±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
$96 / 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
$19,469
Tax year 2024
Assessed value
$1,539,931
Assessed 2024
Previous assessed
$1,539,931
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,092,701
Assessed improvement
$447,230
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1904
Construction
WOOD
Heating
NONE
Stories
3
Units
12
Rooms
29
Bathrooms
9
Total area
9,558 SF
Lot
0.15 ac (6,551 SF)
Zoning code
NC2
APN
6720 -004
UPID
US09-6161091
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · San Francisco, CA
Zoning NC2 · permitted uses
NC2 · 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.
Building & site characteristics
From public records
Year built
1904
Construction
WOOD
Heating
NONE
Stories
3
Units
12
Rooms
29
Bathrooms
9
Lot
0.15 ac
Current owner
From public records · entity-resolved
John Pasini
Individual
Mailing address
3926 MSN ST, SAN FRANCISCO, CA 94112-1015
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2020
—
John Pasini
—
Deed
related
$93,000 · Boston Private Bank & Trust Company
Feb 12, 2019
—
John Pasini
—
Deed
related
$1,300,000 · Boston Private Bk
Dec 31, 2014
$770,000
John Pasini
Pasini,viriginia
Grant Deed
related
—
Nov 7, 2002
—
Gianni C Pasini
Pasini,gianni C & Virginia
Quit Claim Deed
related
$535,000 · California Savings Bank
Jun 2, 1994
—
Gianni C Pasini
Pasini,gianni C
Quit Claim Deed
related
—
Oct 1, 1992
—
Gianni Pasini
Pasini,gianni &
Quit Claim Deed
related
—
—
—
John Pasini
—
Deed Of Trust
related
$1,300,000 · Boston Private Bk
—
—
Gianni C Pasini
—
Deed Of Trust
related
—
—
—
Gianni C Pasini
—
Deed Of Trust
related
$999,000 · Citibank West Fsb
—
—
Gianni C Pasini
—
Deed Of Trust
related
$250,000 · Redwood 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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