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Property profile & analytics
OFF-MARKET
Estimated value
$41,650,000
Hotels
425 Pt St San Francisco, CA 94133-1405
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6100756
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1990
Construction
TYPE NOT SPECIFIED
Total area
135,000 SF
Lot
0.59 ac (25,800 SF)
Zoning code
C2
APN
0030 -001
UPID
US09-6100756
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
-
Hotel Zoe Fisherman's Wharf Hotel & Motel
-
Hotel Zoe Lot (Propark) Parking Lot & Garage
-
Cost Plus Plaza Parking Lot & Garage
-
Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$41.65M
Owner & transaction history
Hotel Zoe Owner LLC · 2 yrs held
Hotel Zoe Owner LLC
since 2023
Last sale
$58.2M
7 recorded transactions
Zoning & alternative use
C2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$64.7M
+13.6%
Retail stores
$58.8M
+3.3%
Apartment house (5+ units)
$57.8M
+1.4%
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
$57,535,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$56,965,000
Current use
OFFICE BUILDING
$64,710,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$58,840,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$57,755,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$41.65M
Range $37.49M – $45.82M · ±10% · vs last sale $58.23M (Nov 14 2023)
Last sale anchor
$58.23M
Nov 14 2023
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
$309 / 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
$1,641,603
Tax year 2024
Assessed value
$138,246,181
Assessed 2024
Previous assessed
$138,246,181
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$81,301,661
Assessed improvement
$56,944,520
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1990
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
4
Rooms
221
Bathrooms
210
Total area
135,000 SF
Lot
0.59 ac (25,800 SF)
Zoning code
C2
APN
0030 -001
UPID
US09-6100756
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C2 · San Francisco, CA
Zoning C2 · permitted uses
C2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$57.0M
OFFICE BUILDING
Est. value
$64.7M
RETAIL STORES
Est. value
$58.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$57.8M
HOTEL/MOTEL Current
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
4
Rooms
221
Bathrooms
210
Lot
0.59 ac
Current owner
From public records · entity-resolved
Hotel Zoe Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
444 MADISON AVE FL #14, NEW YORK, NY 10022-6975
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jun 11, 2025
—
Hotel Zoe Owner LLC
—
Deed
related
$30,000,000 · Vmc Cre Master Lending Upper Reit LLC
Nov 14, 2023
$58,225,000
Hotel Zoe Owner LLC
Creedence Hotel Owner LP
Grant Deed
—
Jun 12, 2015
$119,130,000
Creedence Hotel Owner LP
425 North Point Street LLC
Grant Deed
$124,834,549 · Pebblebrook Hotel LP
Feb 18, 2011
$49,250,000
425 North Point Street LLC
Tuscan Ownership LLC
Grant Deed
—
Jan 22, 2010
$33,977,500
Tuscan Ownership LLC
Kms Of Fishermans Wharf LP
Grant Deed
$20,200,000 · Kbs Debt Holdings II LLC
Jun 14, 1989
—
K. M. S.
K.m.s./fisherman
Quit Claim Deed
related
$31,500,000 · Bank Of America
—
—
425 North Point Street LLC
—
Deed Of Trust
related
$45,000,000 · Aareal Cap Corp
—
—
Fishermans W Kms
—
Deed Of Trust
related
$33,000,000 · Teachers Insurance & Annuity
—
—
K M S/fishermans Wharf LP
—
Deed Of Trust
related
$34,000,000 · Chase Manhattan 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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