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Property profile & analytics
FOR SALE
Retail residential properties
423 South Van Ness Ave San Francisco, CA 94103
Entity Owned
~
Est. High Equity
Property ID
US09-5874742
For Sale
1 / 10
$3,725,000
423 South Van Ness Ave, San Francisco, CA 94103
View Listing →
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1900
Construction
WOOD
Total area
10,568 SF
Lot
0.17 ac (7,500 SF)
Zoning code
M1
APN
3552 -023
UPID
US09-5874742
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
$1.73M
Blend (final)
Blend
$1.62M
Owner & transaction history
Sunpacific Partners LLC
Sunpacific Partners LLC
since 2025
7 recorded transactions
Zoning & alternative use
M1 · 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
$1.62M
Range $1.46M – $1.78M · ±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
$153 / 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
$17,078
Tax year 2024
Assessed value
$1,344,845
Assessed 2024
Previous assessed
$1,344,845
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$614,785
Assessed improvement
$730,060
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
For Sale
Year built
1900
Construction
WOOD
Heating
NONE
Stories
1
Units
6
Rooms
22
Bathrooms
6
Total area
10,568 SF
Lot
0.17 ac (7,500 SF)
Zoning code
M1
APN
3552 -023
UPID
US09-5874742
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M1 · San Francisco, CA
Zoning M1 · permitted uses
M1 · 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
1900
Construction
WOOD
Heating
NONE
Stories
1
Units
6
Rooms
22
Bathrooms
6
Lot
0.17 ac
Current owner
From public records · entity-resolved
Sunpacific Partners LLC
Entity
Mailing address
423 S VAN NESS AVE, SAN FRANCISCO, CA 94103-3629
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2026
—
Sunpacific Partners LLC
—
Deed
related
$2,292,500 · Five Star Bank
Dec 31, 2025
$2,215,000
Sunpacific Partners LLC
Brantley Patrick Tidmore & Carroll
Grant Deed
$1,550,000 · Willow Gardners Ltd LLC
May 8, 2020
—
Tidmore,b P & Inter 2007 Trust
Tidmore B P & Int2007 Trust
Quit Claim Deed
related
$1,300,000 · Luther Burbank Svgs
Jun 28, 2013
—
Tidmore,b P Trust
Tidmore B P & Benter C Trust
Quit Claim Deed
related
$1,150,000 · J P Morgan Chase Bank
May 3, 2012
—
Tidmore B P & Benter C 2007 Trust
Tidmore,brantley P
Quit Claim Deed
related
—
Oct 28, 2009
—
Brantley P Tidmore
Tidmore & Benter 2007 Trust
Quit Claim Deed
related
—
Mar 9, 2007
—
Tidmore Brantley P 2007 Trust
Tidmore,brantley P
Quit Claim Deed
related
—
Jul 5, 2002
—
Patrick Tidmore
Tidmore,brantley P
Quit Claim Deed
related
$800,000 · United Labor Bank
Nov 25, 1998
$875,000
Brantley P Tidmore
Prana Associates 15 LP
Grant Deed
$612,500 · Washington Mutual Fsb
Apr 30, 1993
—
Prana Associates 15th LP
Rosetti,w. Trust
Grant Deed
related
—
Feb 26, 1993
—
Imhoff,robert Trustee
Imhoff,robert A
Quit Claim Deed
related
—
Feb 24, 1993
—
Robert A Imhoff
—
Quit Claim Deed
related
$589,000 · Tri Development Co
—
—
Tidmore B 2007
—
Deed Of Trust
related
$150,000 · William Schmetterer
—
—
Robert A Imhoff
—
Deed Of Trust
related
$100,000 · Individual
—
—
Brantley P Tidmore
—
Deed Of Trust
related
$1,050,000 · Washington Mutual Fsb
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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