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Property profile & analytics
OFF-MARKET
Estimated value
$2,750,000
Hotels
432 Geary St San Francisco, CA 94102-1223
Trust Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5821946
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1911
Construction
TILT-UP CONCRETE
Total area
31,405 SF
Lot
0.09 ac (4,125 SF)
Zoning code
C3G
APN
0306 -006
UPID
US09-5821946
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
-
Union Square Plaza Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.10M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.75M
Owner & transaction history
Patel Family Trust · 15 yrs held
Patel Family Trust
since 2010
7 recorded transactions
Zoning & alternative use
C3G · 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%
$3,355,000
6.5%
$3,100,000
7%
$2,875,000
Blend value · Realmo final
$2.75M
Range $2.48M – $3.03M · ±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
$88 / 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
$67,919
Tax year 2024
Assessed value
$3,953,247
Assessed 2024
Previous assessed
$3,953,247
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$1,180,788
Assessed improvement
$2,772,459
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
1911
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
7
Units
4
Rooms
80
Bathrooms
54
Total area
31,405 SF
Lot
0.09 ac (4,125 SF)
Zoning code
C3G
APN
0306 -006
UPID
US09-5821946
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3G · San Francisco, CA
Zoning C3G · permitted uses
C3G · 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
1911
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
7
Units
4
Rooms
80
Bathrooms
54
Lot
0.09 ac
Current owner
From public records · entity-resolved
Patel Family Trust
Trust
Mailing address
995 HOWARD ST, SAN FRANCISCO, CA 94103-4108
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2024
—
Mukesh K Patel
—
Deed
related
$1,700,000 · Trans Pacific National Bank
Apr 12, 2024
—
Mukesh K Patel
—
Deed
related
$1,200,000 · Xue Lian Wang Etal
Oct 24, 2023
—
Mukesh K Patel
—
Deed
related
$1,000,000 · Jigarkumar Patel
Sep 2, 2010
—
Patel Family Trust
Patel K C & S B Family Trust
Quit Claim Deed
related
—
Jun 2, 2010
—
Kantilal C Patel
Patel,shantaben K
Affidavit Of Death
related
—
Jun 15, 2000
—
Patel Trust
Patel,kantilal C & Shanta B
Quit Claim Deed
related
—
May 19, 1999
—
Kantilal C Patel
Patel,kantilal C & Shantaben K
Quit Claim Deed
related
—
Sep 7, 1995
—
Kantilal C Patel
Geary Street Associates
Grant Deed
$2,520,000 · Zions First National Bank
—
—
Street Ass Geary
—
Deed Of Trust
related
$100,000 · Individual
—
—
Patel Family Trust
—
Deed Of Trust
related
$1,425,000 · America California Bank
—
—
Kantilal C Patel
—
Deed Of Trust
related
$1,000,000 · Bay Area Business Development
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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