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Property profile & analytics
OFF-MARKET
Estimated value
$1,165,000
Retail space
400 Grant Ave 414 San Francisco, CA 94108-3209
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-5794602
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1913
Construction
TILT-UP CONCRETE
Total area
21,720 SF
Lot
0.11 ac (4,647 SF)
Zoning code
CCB
APN
0270 -011
UPID
US09-5794602
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
Current use
Occupant on record · Public records
-
Michael Fine Art & Antiques Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.17M
Owner & transaction history
Shahar Koren · 9 yrs held
Shahar Koren
since 2017
7 recorded transactions
Zoning & alternative use
CCB · 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
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.17M
Range $1.05M – $1.28M · ±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
$54 / 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
$123,123
Tax year 2024
Assessed value
$10,443,082
Assessed 2024
Previous assessed
$10,443,082
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$7,294,553
Assessed improvement
$3,148,529
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
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
4
Rooms
16
Bathrooms
9
Total area
21,720 SF
Lot
0.11 ac (4,647 SF)
Zoning code
CCB
APN
0270 -011
UPID
US09-5794602
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CCB · San Francisco, CA
Zoning CCB · permitted uses
CCB · 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
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
4
Rooms
16
Bathrooms
9
Lot
0.11 ac
Current owner
From public records · entity-resolved
Shahar Koren
Individual
Mailing address
400 GRANT AVE, SAN FRANCISCO, CA 94108-3209
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Apr 7, 2017
—
Shahar Koren
Koren,orly
Quit Claim Deed
related
$500,000
Apr 7, 2017
$3,200,000
Rasoyli Family Trust
Kwan,pauson
Grant Deed
related
$4,000,000 · Wells Fargo Bk
Apr 20, 2016
$2,060,000
Rasoyli Family Trust
Kwan,philip S
Grant Deed
—
Apr 1, 2016
—
Philip S Kwan
Kwan,arleen J
Quit Claim Deed
related
—
Apr 1, 2016
$3,090,000
Shahar Koren
Yee,doris K
Grant Deed
$2,750,000 · Doris K Yee
Apr 1, 2016
$2,575,000
Rasoyli Family Trust
Jue,pearl K
Grant Deed
$1,787,500 · Pearl K Jue
Sep 9, 2015
—
Pc211913 LLC
Chan,pauline K
Quit Claim Deed
related
—
Jul 24, 2015
—
Philip S Kwan
400 Grant Avenue LLC
Grant Deed
related
—
Aug 30, 2004
—
400 Grant Avenue LLC
Kwan Paul M Trust A
Grant Deed
related
—
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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