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Property profile & analytics
FOR LEASE
Office buildings
425 Bush St San Francisco, CA 94108
Entity Owned
30-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5851507
For Lease
$8,485,000
425 Bush St, San Francisco, CA 94108
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1908
Construction
TILT-UP CONCRETE
Total area
42,992 SF
Lot
0.19 ac (8,287 SF)
Zoning code
C3O
APN
0287 -023
UPID
US09-5851507
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
-
ReferralExchange Real Estate Agency
-
Motive Software (Bike/Boat/Book/etc) Store Corporate Office
-
Rainforest Action Network Charitable Organization Social Service Agency
-
Subway Take-out & Catering
-
agentmachine Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.49M
Owner & transaction history
Ascendent INC · 30 yrs held
Ascendent INC
since 1995
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$197 / 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
$93,632
Tax year 2024
Assessed value
$5,374,744
Assessed 2024
Previous assessed
$5,374,744
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$2,850,243
Assessed improvement
$2,524,501
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
For Lease
Year built
1908
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
6
Rooms
83
Bathrooms
8
Total area
42,992 SF
Lot
0.19 ac (8,287 SF)
Zoning code
C3O
APN
0287 -023
UPID
US09-5851507
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
TILT-UP CONCRETE
Heating
NONE
Stories
6
Rooms
83
Bathrooms
8
Lot
0.19 ac
Current owner
From public records · entity-resolved
Ascendent INC
Entity
Mailing address
123 MSN ST STE #1180, SAN FRANCISCO, CA 94105-5127
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1995
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2019
—
Ascendant INC
—
Deed
related
$5,000,000 · East West Bk
Dec 21, 2018
—
Ascendant INC
—
Deed
related
$3,000,000 · East West Bk
Sep 12, 2002
—
Ascendant INC
—
Deed Of Trust
related
$1,000,000 · East West Bank
Nov 21, 1995
$3,300,000
Ascendent INC
Lalanne Trust
Grant Deed
$1,800,000 · International Bank
Sep 1, 1995
—
Lalanne Trust
—
Grant Deed
related
$365,000 · City & Co Of San Francisco
—
—
Ascendant INC
—
Deed Of Trust
related
$5,000,000 · East West Bk
—
—
Ascendant INC
—
Deed Of Trust
related
$3,000,000 · East West Bk
—
—
Ascendant INC
—
Deed Of Trust
related
$2,150,000 · East West Bank
—
—
Ascendant INC
—
Deed Of Trust
related
$2,202,965 · Shanghai Commercial Bank Ltd
—
—
Lalanne,k.&r. Tr
—
Deed Of Trust
related
$1,600,000 · Bank Of San Francisco
—
—
Ascendant INC
—
Deed Of Trust
related
$800,000 · East West Bank
—
—
Ascendant INC
—
Deed Of Trust
related
$3,500,000 · Shanghai Commercial Bank Ltd
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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