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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Office buildings
415 Sansome St 429 San Francisco, CA 94111-3120
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6146875
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1908
Construction
STEEL FRAME
Total area
6,187 SF
Lot
0.11 ac (4,948 SF)
Zoning code
C3O
APN
0228 -002
UPID
US09-6146875
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
-
Sansome Dental Care Dental Office
-
Dr. Sean C. Moran, DDS Dental Office
-
Lee Liz Dental Office
-
The Barrel Room Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.13M
Owner & transaction history
415 Sansome Street LLC · 1 yrs held
415 Sansome Street LLC
since 2024
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
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
$1.13M
Range $1.01M – $1.24M · ±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
$182 / 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
$13,837
Tax year 2024
Assessed value
$1,052,656
Assessed 2024
Previous assessed
$1,052,656
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$721,139
Assessed improvement
$331,517
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
1908
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
1
Rooms
19
Total area
6,187 SF
Lot
0.11 ac (4,948 SF)
Zoning code
C3O
APN
0228 -002
UPID
US09-6146875
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.
Building & site characteristics
From public records
Year built
1908
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
1
Rooms
19
Lot
0.11 ac
Current owner
From public records · entity-resolved
415 Sansome Street LLC
Entity
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2024
—
415 Sansome Street LLC
Paola R Bagnatori
Grant Deed
—
Mar 4, 2024
—
St Anthony 13 LLC
Lola Giusti
Grant Deed
—
Jan 20, 2021
—
Ornstil,melissa L Living Trust
George A Lippi
Quit Claim Deed
related
—
Jan 13, 2021
—
Sacramento Street LP
—
Deed
related
$1,320,000 · First Republic Bk
Nov 3, 2020
—
Giusti,lola 2007 Trust
Rodgers C Broomhead JR.
Quit Claim Deed
related
—
Sep 5, 2017
—
Robert,v Giusti Trust
Giusti,robert V
Affidavit Of Death
related
—
Jul 24, 2014
—
Giusti,lola 2007 Trust
Giusti,lola
Quit Claim Deed
related
—
Oct 10, 2013
—
Lola Giusti
Giusti R V & N H Trust
Quit Claim Deed
related
—
Jan 29, 2013
$500,000
Lola Giusti
Giusti,robert V & Nonie H
Grant Deed
related
—
Jan 8, 2007
—
Bagnatori J & P Family Trust
Bagnatori J & P Trust
Quit Claim Deed
related
—
Jun 22, 2004
—
Robert V Giusti
Giusti,robert V & Nonie
Quit Claim Deed
related
—
Sep 18, 1995
—
Bagnatori Trust
Bagnatori,jospeh A & Paola R
Quit Claim Deed
related
—
—
—
Sacramento Street LP
—
Deed Of Trust
related
$1,320,000 · First Republic Bk
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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