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Property profile & analytics
OFF-MARKET
Estimated value
$2,685,000
Apartment buildings
425 Warren Dr San Francisco, CA 94131-1074
Trust Owned
14-yr Hold
Absentee Owner
Property ID
US09-6147868
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
9,340 SF
Lot
0.21 ac (8,934 SF)
Zoning code
RM2
APN
2634 -064
UPID
US09-6147868
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
by Request
Blend (final)
Blend
$2.69M
Owner & transaction history
Ng Living 2002 Trust · 14 yrs held
Ng Living 2002 Trust
since 2012
7 recorded transactions
Zoning & alternative use
RM2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.0M
+9.9%
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
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,635,000
Current use
COMMERCIAL (GENERAL)
$3,995,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$2.69M
Range $2.42M – $2.95M · ±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
$287 / 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
$38,922
Tax year 2024
Assessed value
$3,213,134
Assessed 2024
Previous assessed
$3,213,134
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,875,700
Assessed improvement
$1,337,434
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Stories
4
Units
12
Rooms
36
Bathrooms
12
Total area
9,340 SF
Lot
0.21 ac (8,934 SF)
Zoning code
RM2
APN
2634 -064
UPID
US09-6147868
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM2 · San Francisco, CA
Zoning RM2 · permitted uses
RM2 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1960
Construction
WOOD
Heating
NONE
Stories
4
Units
12
Rooms
36
Bathrooms
12
Lot
0.21 ac
Current owner
From public records · entity-resolved
Ng Living 2002 Trust
Trust
Mailing address
530 11TH AVE, SAN FRANCISCO, CA 94118-3640
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
—
Edmond S Ng
—
Deed
related
$2,400,000 · Jpmorgan Chase Bank NA
Nov 2, 2016
—
Ng Living 2002 Trust
—
Deed
related
$1,350,000 · Jp Morgan Chase Bk
May 9, 2012
—
Ng Living 2002 Trust
Ng 2002 Trust
Quit Claim Deed
related
$1,160,000 · J P Morgan Chase Bank
Apr 3, 2006
—
Ng 2002 Trust
Ng,edmond S & Sophie W
Quit Claim Deed
related
—
Mar 31, 2006
$2,395,000
Edmond S Ng
Christens Trust
Grant Deed
$1,220,000 · United Commercial Bank
Feb 26, 2004
$995,000
Christen,tr
Hunt,tr
Grant Deed
—
May 15, 1995
—
Sapunar Trust
Sapunar,nicholas A
Quit Claim Deed
related
—
Apr 12, 1993
—
Christen,trust
Christen,j.&m.
Quit Claim Deed
related
—
—
—
Sapunar Trust
—
Deed Of Trust
related
$161,000 · Marinis At The Beach Psp
—
—
Sapunar Trust
—
Deed Of Trust
related
$800,000 · Provident Central Cu
—
—
Ng Living 2002 Trust
—
Deed Of Trust
related
$1,350,000 · Jp Morgan Chase Bk
—
—
Christen,tr
—
Deed Of Trust
related
$850,000 · Provident Cu
—
—
Nicholas Sapunar
—
Deed Of Trust
related
$3,500,000 · Bank Of America
—
—
Hunt Trust
—
Deed Of Trust
related
$640,000 · Eurekabank
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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