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Property profile & analytics
OFF-MARKET
Estimated value
$3,725,000
Investment properties
451 Hayes St San Francisco, CA 94102-4360
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5823245
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1982
Construction
WOOD
Total area
6,600 SF
Lot
0.07 ac (2,939 SF)
Zoning code
HAYES
APN
0817 -028
UPID
US09-5823245
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
-
Bicycle Music Festival Charitable Organization Social Service Agency
-
Ofina Big Box & Wholesale Store
-
Azil Boutique (Bike/Boat/Book/etc) Store Clothing & Fashion Store
-
PLAE, Inc Marketing & Advertising IT Consulting Firm
-
Anomalie - Online Custom Wedding Dresses Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.57M
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$2.65M
Blend (final)
Blend
$3.73M
Owner & transaction history
Inja Wang · 4 yrs held
Inja Wang
since 2022
Last sale
$3.9M
4 recorded transactions
Zoning & alternative use
HAYES · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.6M
+26.7%
Retail stores
$3.4M
+19.2%
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
$3,535,000
ML approach
$3,570,000
CAP Approach
CAP Return
Estimation
6%
$2,455,000
6.5%
$2,265,000
7%
$2,105,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,825,000
Current use
OFFICE BUILDING
$3,580,000
Change: +27% · Conversion: Easy
RETAIL STORES
$3,365,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$3.73M
Range $3.35M – $4.10M · ±10% · vs last sale $3.90M (Apr 5 2022)
Last sale anchor
$3.90M
Apr 5 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
$564 / 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
$48,187
Tax year 2024
Assessed value
$4,046,114
Assessed 2024
Previous assessed
$4,046,114
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,832,280
Assessed improvement
$1,213,834
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
4
Units
2
Rooms
8
Bathrooms
6
Total area
6,600 SF
Lot
0.07 ac (2,939 SF)
Zoning code
HAYES
APN
0817 -028
UPID
US09-5823245
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
HAYES · San Francisco, CA
Zoning HAYES · permitted uses
HAYES · 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
$3.6M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1982
Construction
WOOD
Heating
NONE
Stories
4
Units
2
Rooms
8
Bathrooms
6
Lot
0.07 ac
Current owner
From public records · entity-resolved
Inja Wang
Individual
Free & Clear · 4 yrs held
Mailing address
70 SAN LEANDRO WAY, SAN FRANCISCO, CA 94127-1506
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2022
$3,900,000
Inja Wang
Debra J Dolch
Grant Deed
—
Feb 26, 2020
—
Taylor,t J & Goldstein J Trust
D Jerome G Living Trust
Quit Claim Deed
related
—
Aug 29, 1997
$800,000
Goldstein Trust
Rudolph Trust
Grant Deed
$600,000 · Seller
—
—
Goldstein,jerome Living Trust
—
Deed Of Trust
related
$1,250,000 · Stanford FCU
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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