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Property profile & analytics
FOR LEASE
Office buildings
450 Sansome St San Francisco, CA 94111
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-5748021
For Lease
$40,495,000
450 Sansome St, San Francisco, CA 94111
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Construction
STEEL FRAME
Total area
135,000 SF
Lot
0.24 ac (10,536 SF)
Zoning code
C3O
APN
0229 -018
UPID
US09-5748021
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
-
ABD Retirement Services, Inc. Financial Advisor
-
PartnerRe Insurance Agency
-
Knitter Lamping Llp Law Firm
-
Sauce Labs (Bike/Boat/Book/etc) Store Corporate Office
-
SillaJen Biotherapeutics, Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$54.59M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.50M
Owner & transaction history
Sansome Clay INC · 1 yrs held
Sansome Clay INC
since 2025
Last sale
$47.5M
7 recorded transactions
Zoning & alternative use
C3O · 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%
$59,135,000
6.5%
$54,590,000
7%
$50,690,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$58,085,000
Current use
COMMERCIAL (GENERAL)
$57,750,000
Change: -1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$52,115,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$40.50M
Range $36.45M – $44.54M · ±10% · vs last sale $47.50M (Feb 7 2025)
Last sale anchor
$47.50M
Feb 7 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
$300 / 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
$1,226,418
Tax year 2024
Assessed value
$103,292,154
Assessed 2024
Previous assessed
$103,292,154
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$61,975,293
Assessed improvement
$41,316,861
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 buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1967
Construction
STEEL FRAME
Heating
NONE
Stories
16
Total area
135,000 SF
Lot
0.24 ac (10,536 SF)
Zoning code
C3O
APN
0229 -018
UPID
US09-5748021
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3O · San Francisco, CA
Zoning C3O · permitted uses
C3O · 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
$58.1M
COMMERCIAL (GENERAL)
Est. value
$57.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$52.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1967
Construction
STEEL FRAME
Heating
NONE
Stories
16
Lot
0.24 ac
Current owner
From public records · entity-resolved
Sansome Clay INC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2025
$47,500,000
Sansome Clay INC
450 Sansome LLC
Grant Deed
—
Aug 7, 2015
$89,000,000
450 Sansome LLC
Cref Sansome LLC
Grant Deed
—
Jan 31, 2013
$51,000,000
Cref Sansome LLC
450 Sansome LLC
Grant Deed
$25,000,000 · Nationwide Life Insurance Co
Dec 2, 2004
$28,000,000
450 Sansome LLC
Horsham General Disposition
Deed Of Trust
related
$27,000,000 · Wachovia Bank NA
Sep 21, 2000
—
450 Sansome Street Corp
Oaic California Ptshp LP
Grant Deed
$37,000,000 · Gmac Commercial Mortgage Corp
Sep 23, 1997
—
Oaic California Partnership LP
Bangkok Metropolitan Bank Ltd
Quit Claim Deed
related
—
Jul 2, 1996
$12,000,000
Bangkok Metropolitan Bank Ltd
Northfield Pacifica INC
Trustees Deed
related
—
Jun 2, 1993
—
Northfield Pacific Corp
Hansal Corporati
Grant Deed
related
—
—
—
Northfield Pacific Corp
—
Deed Of Trust
related
$12,000,000 · Bangkok Bank
—
—
450 Sansome LLC
—
Deed Of Trust
related
$32,406,752 · Mony Life Insurance Co
—
—
450 Sansome LLC
—
Deed Of Trust
related
$35,000,000 · Mony Life Insurance Co
—
—
Patrick L Krause
—
Deed Of Trust
related
$200,000 · Wachovia Mortgage Co
—
—
Hansal Corporati
—
Deed Of Trust
related
$1,150,000 · Pacific National Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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