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Property profile & analytics
OFF-MARKET
Estimated value
$2,495,000
Office buildings
470 Castro St 476 San Francisco, CA 94114-2482
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5807800
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1904
Construction
WOOD
Total area
11,506 SF
Lot
0.13 ac (5,623 SF)
Zoning code
CASTRO
APN
2647 -012
UPID
US09-5807800
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
-
Strut Community Center
-
Ronaldo Mabagos Physician
-
Janessa Broussard Physician
-
Magnet Public Health Department
-
Urbana Software (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
Emilia 1 LLC · 13 yrs held
Emilia 1 LLC
since 2012
7 recorded transactions
Zoning & alternative use
CASTRO · 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
$217 / 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
$45,260
Tax year 2024
Assessed value
$3,691,829
Assessed 2024
Previous assessed
$3,691,829
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,695,040
Assessed improvement
$996,789
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
1904
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
31
Bathrooms
10
Total area
11,506 SF
Lot
0.13 ac (5,623 SF)
Zoning code
CASTRO
APN
2647 -012
UPID
US09-5807800
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CASTRO · San Francisco, CA
Zoning CASTRO · permitted uses
CASTRO · 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
1904
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
31
Bathrooms
10
Lot
0.13 ac
Current owner
From public records · entity-resolved
Emilia 1 LLC
Entity
Mailing address
2201 SACRAMENTO ST, SAN FRANCISCO, CA 94115-2326
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2026
—
Emilia 1 LLC
—
Deed
related
$2,000,000 · Five Star Bank
Jun 4, 2019
—
Emilia 1 LLC
—
Deed
related
$1,600,000 · Wells Fargo Bk
Sep 21, 2012
—
Emilia 1 LLC
Maumer George A Trust
Grant Deed
related
—
Nov 3, 2006
—
Maumer George A Trust
Maumer,george A
Quit Claim Deed
related
—
Jul 16, 2002
$2,600,000
George A Maumer
Pacioretty Trust
Grant Deed
$1,300,000 · Wells Fargo Bank
Apr 23, 2002
—
Mcnichols Trust
Osborne Partners Cap Man Ttee
Grant Deed
related
—
Apr 1, 2002
—
Pacioretty Trust
Pacioretty,burton J & Theresa
Quit Claim Deed
related
—
Feb 1, 1999
—
Pacioretty Trust
Pacioretty,burton J & Theresa
Quit Claim Deed
related
—
Mar 5, 1997
—
Frank B Dervin
Sullivan,catherine E
Grant Deed
related
—
Apr 14, 1993
—
Frank Dervin
Sullivan,c.
Grant Deed
related
—
Oct 13, 1992
—
Frank Dervin
Sullivan,c.
Grant Deed
related
—
—
—
Emilia 1 LLC
—
Deed Of Trust
related
$2,500,000 · Wells Fargo Bk
—
—
Emilia 1 LLC
—
Deed Of Trust
related
$1,600,000 · Wells Fargo Bk
—
—
Maumer George A Trust
—
Deed Of Trust
related
$715,000 · Maureen Block
—
—
Emilia 1 LLC
—
Deed Of Trust
related
—
—
—
Maumer George A Trust
—
Deed Of Trust
related
$1,868,000 · Umpqua 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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