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Property profile & analytics
OFF-MARKET
Estimated value
$4,865,000
Office Spaces
445 Bush St Fl 4 San Francisco, CA 94108-3723
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6110180
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1905
Total area
3,930 SF
Zoning code
C3R
APN
0287 -029
UPID
US09-6110180
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
$4.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.65M
Blend (final)
Blend
$4.87M
Owner & transaction history
Jz Legacy LLC · 3 yrs held
Jz Legacy LLC
since 2022
Last sale
$5.1M
5 recorded transactions
Zoning & alternative use
C3R · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.1M
+2.3%
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
$4,650,000
ML approach
$4,770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,025,000
Current use
RETAIL STORES
$3,095,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$4.87M
Range $4.38M – $5.35M · ±10% · vs last sale $5.13M (Aug 1 2022)
Last sale anchor
$5.13M
Aug 1 2022
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
$1,238 / 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
$39,753
Tax year 2024
Assessed value
$3,116,275
Assessed 2024
Previous assessed
$3,116,275
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,660,871
Assessed improvement
$1,455,404
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1905
Heating
NONE
Stories
1
Total area
3,930 SF
Zoning code
C3R
APN
0287 -029
UPID
US09-6110180
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3R · San Francisco, CA
Zoning C3R · permitted uses
C3R · 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
OFFICE BUILDING Current
Est. value
$3.0M
RETAIL STORES
Est. value
$3.1M
OFFICE BUILDING Current
RETAIL STORES
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
1905
Heating
NONE
Stories
1
Current owner
From public records · entity-resolved
Jz Legacy LLC
Entity
Free & Clear · 3 yrs held
Mailing address
591 CAMINO DE LA REINA STE #900, SAN DIEGO, CA 92108-3199
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2022
$5,132,000
Jz Legacy LLC
Pacific States Building LP
Grant Deed
—
Dec 21, 2021
—
Janice M Ziegler
Pacific States Building LP
Grant Deed
—
Jan 3, 2014
$740,000
Pacific States Building LP
Spc Properties LLC
Grant Deed
—
Aug 30, 2005
—
Psb LLC
Pacific States Building
Grant Deed
related
—
Dec 19, 2002
—
Psb LLC
Pacific State Building LLC
Grant Deed
related
—
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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