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Property profile & analytics
OFF-MARKET
Estimated value
$4,250,000
Parking lots & garages
445 Fillmore St San Francisco, CA 94117-3404
Entity Owned
Free & Clear
Property ID
US09-5920893
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
1925
Construction
TILT-UP CONCRETE
Total area
13,298 SF
Lot
0.16 ac (6,982 SF)
Zoning code
RM1
APN
0843 -004
UPID
US09-5920893
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
-
PLS Medical Clinic
-
Podiatry Residency Resource Medical Clinic
-
Podiatry College Resource High School Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.25M
Owner & transaction history
The Fillmore Street Sf LLC
The Fillmore Street Sf LLC
since 2025
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
RM1 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.8M
+39.7%
Office building
$6.4M
+31.3%
Apartment house (5+ units)
$5.4M
+12.2%
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
PARKING LOT
$4,855,000
Current use
RETAIL STORES
$6,780,000
Change: +40% · Conversion: Difficult
OFFICE BUILDING
$6,375,000
Change: +31% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,445,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,755,000
Change: -2% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,110,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$4.25M
Range $3.83M – $4.68M · ±10% · vs last sale $4.50M (Dec 8 2025)
Last sale anchor
$4.50M
Dec 8 2025
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
$320 / 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
$47,363
Tax year 2024
Assessed value
$3,975,821
Assessed 2024
Previous assessed
$3,975,821
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,385,495
Assessed improvement
$1,590,326
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Units
1
Rooms
3
Bathrooms
2
Total area
13,298 SF
Lot
0.16 ac (6,982 SF)
Zoning code
RM1
APN
0843 -004
UPID
US09-5920893
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM1 · San Francisco, CA
Zoning RM1 · permitted uses
RM1 · 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
PARKING LOT Current
Est. value
$4.9M
RETAIL STORES
Est. value
$6.8M
OFFICE BUILDING
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$4.8M
INDUSTRIAL (GENERAL)
Est. value
$4.1M
PARKING LOT Current
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Units
1
Rooms
3
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
The Fillmore Street Sf LLC
Entity
Free & Clear · 0 yrs held
Mailing address
445 FILLMORE ST, SAN FRANCISCO, CA 94117-3404
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Dec 8, 2025
$4,500,000
The Fillmore Street Sf LLC
American Board Of Podiatric Surgery
Grant Deed
—
Jul 19, 2002
$2,800,000
American Board Of Podiatric
Stoyanof Trust
Grant Deed
$2,500,000 · Merrill Lynch Business Finl Sv
Apr 24, 2000
$1,600,000
Stoyanof Trust
North Shore Resource I LP
Trustees Deed
$1,120,000 · International Bank California
Apr 24, 2000
—
Alan Sagatelyan
Sagatelyan,maryam
Quit Claim Deed
related
—
Jan 26, 1999
—
Resources Northshore II
Fox,john V
Grant Deed
related
—
Feb 13, 1997
—
John V Fox Family LP
Fox Trust
Quit Claim Deed
related
—
Dec 10, 1996
—
Fox Trust
Fox,john V
Quit Claim Deed
related
—
Aug 6, 1996
—
Fox Trust
Fox,john V
Quit Claim Deed
related
—
—
—
Stoyanof Trust
—
Deed Of Trust
related
$2,700,000 · International Bank California
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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