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Property profile & analytics
OFF-MARKET
Estimated value
$2,260,000
Retail residential properties
435 Duboce Ave San Francisco, CA 94117-3584
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-5868666
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2015
Construction
WOOD
Total area
7,695 SF
Lot
0.11 ac (4,996 SF)
Zoning code
RH3
APN
3537 -087
UPID
US09-5868666
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
$2.64M
Comparable Approach
Comparable
$1.55M
Blend (final)
Blend
$2.26M
Owner & transaction history
435 Duboce Avenue LLC · 2 yrs held
435 Duboce Avenue LLC
since 2023
7 recorded transactions
Zoning & alternative use
RH3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.7M
+34.1%
Apartment house (5+ units)
$3.2M
+14.6%
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%
$2,860,000
6.5%
$2,640,000
7%
$2,455,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,750,000
Current use
OFFICE BUILDING
$3,690,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,150,000
Change: +15% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,380,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±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
$294 / 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
$69,604
Tax year 2024
Assessed value
$5,676,907
Assessed 2024
Previous assessed
$5,676,907
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,253,585
Assessed improvement
$3,423,322
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
Off-Market
Year built
2015
Construction
WOOD
Heating
NONE
Stories
3
Units
7
Rooms
13
Bathrooms
11
Total area
7,695 SF
Lot
0.11 ac (4,996 SF)
Zoning code
RH3
APN
3537 -087
UPID
US09-5868666
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH3 · San Francisco, CA
Zoning RH3 · permitted uses
RH3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.8M
OFFICE BUILDING
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
2015
Construction
WOOD
Heating
NONE
Stories
3
Units
7
Rooms
13
Bathrooms
11
Lot
0.11 ac
Current owner
From public records · entity-resolved
435 Duboce Avenue LLC
Entity
Mailing address
435 DUBOCE AVE APT #1, SAN FRANCISCO, CA 94117-3585
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2023
—
435 Duboce Avenue LLC
435 Duboce Avenue LLC
Intrafamily Transfer
related
—
Oct 24, 2022
—
First Republic Bank
435 Duboce Avenue LLC
Assignment Of Lease (leasehold Sale)
$4,115,000 · First Republic Bank
Jun 5, 2017
—
435 Duboce Avenue LLC
—
Deed
related
$4,655,000 · First Republic Bk
Jan 18, 2012
—
435 Duboce Avenue LLC
Wong,garrin
Grant Deed
related
$1,753,000 · Lodgepole Fund #1 LLC
Jan 31, 2008
$2,300,000
Garrin Wong
Friel,peter
Grant Deed
$1,725,000 · Bank Of The Orient
Apr 20, 2006
$90,000
Peter C Friel
Friel,peter C
Grant Deed
related
—
—
—
435 Duboce Avenue LLC
—
Deed Of Trust
related
$4,300,000 · Preferred Bk
—
—
435 Duboce Avenue LLC
—
Deed Of Trust
related
$1,250,000 · Preferred Bk
—
—
435 Duboce Avenue LLC
—
Deed Of Trust
related
$3,350,000 · Alex & Olga Bortnik
—
—
435 Duboce Avenue LLC
—
Deed Of Trust
related
$2,350,000 · Alex & Olga Bortnik
—
—
435 Duboce Avenue LLC
—
Deed Of Trust
related
$4,655,000 · First Republic Bk
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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