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Property profile & analytics
OFF-MARKET
Estimated value
$4,735,000
Office buildings
458 Geary St 466 San Francisco, CA 94102-1223
Entity Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6146847
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1922
Construction
TILT-UP CONCRETE
Total area
20,295 SF
Lot
0.11 ac (4,698 SF)
Zoning code
C3G
APN
0306 -007B
UPID
US09-6146847
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
-
San Francisco Art Exchange LLC (Bike/Boat/Book/etc) Store
-
American Art Publishing Corporation Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.74M
Owner & transaction history
450 Geary Street LLC · 17 yrs held
450 Geary Street LLC
since 2009
4 recorded transactions
Zoning & alternative use
C3G · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$233 / 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
$51,983
Tax year 2024
Assessed value
$3,581,237
Assessed 2024
Previous assessed
$3,581,237
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$2,155,246
Assessed improvement
$1,425,991
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
Off-Market
Year built
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Units
3
Rooms
37
Bathrooms
7
Total area
20,295 SF
Lot
0.11 ac (4,698 SF)
Zoning code
C3G
APN
0306 -007B
UPID
US09-6146847
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3G · San Francisco, CA
Zoning C3G · permitted uses
C3G · 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.
Building & site characteristics
From public records
Year built
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Units
3
Rooms
37
Bathrooms
7
Lot
0.11 ac
Current owner
From public records · entity-resolved
450 Geary Street LLC
Entity
Free & Clear · 17 yrs held
Mailing address
22 MARNE AVE, SAN FRANCISCO, CA 94127-1648
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
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 28, 2009
—
450 Geary Street LLC
Riordan,michael
Grant Deed
related
—
Sep 1, 2006
—
Moore Investment Assocs II LLC
Mcguire Tess I Trust
Grant Deed
related
—
Nov 18, 2002
—
Riordan,tr
Riordan,edward M & Gloria
Quit Claim Deed
related
—
Oct 21, 2002
—
Edward M Riordan
Riordan,edward M
Quit Claim 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.
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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