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Property profile & analytics
OFF-MARKET
Estimated value
$4,800,000
Office buildings
470 Pacific Ave 492 San Francisco, CA 94133-4610
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-6148164
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1907
Construction
TILT-UP CONCRETE
Total area
16,644 SF
Lot
0.22 ac (9,639 SF)
Zoning code
C2
APN
0164 -011
UPID
US09-6148164
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
-
Quince Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.80M
Owner & transaction history
Qjs Properties LLC · 17 yrs held
Qjs Properties LLC
since 2008
7 recorded transactions
Zoning & alternative use
C2 · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,980,000
Current use
RETAIL STORES
$7,255,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$7,120,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$4.80M
Range $4.32M – $5.28M · ±10%
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
$288 / 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
$95,442
Tax year 2024
Assessed value
$8,080,089
Assessed 2024
Previous assessed
$8,080,089
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$5,050,057
Assessed improvement
$3,030,032
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Rooms
6
Bathrooms
8
Total area
16,644 SF
Lot
0.22 ac (9,639 SF)
Zoning code
C2
APN
0164 -011
UPID
US09-6148164
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C2 · San Francisco, CA
Zoning C2 · permitted uses
C2 · 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
$8.0M
RETAIL STORES
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.1M
OFFICE BUILDING Current
RETAIL STORES
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Rooms
6
Bathrooms
8
Lot
0.22 ac
Current owner
From public records · entity-resolved
Qjs Properties LLC
Entity
Mailing address
470 PACIFIC AVE, SAN FRANCISCO, CA 94133-4610
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2022
—
Qjs Properties LLC
—
Deed
related
$6,600,000 · City National Bank
Nov 6, 2020
—
Qjs Properties LLC
—
Deed
related
$500,000 · Bank Of America
Jul 30, 2018
—
Qjs Properties LLC
—
Deed
related
$750,000 · Bank Of America
Oct 6, 2016
—
Qjs Properties LLC
—
Deed
related
$7,125,000 · Bank Of America
Jun 30, 2014
—
Qjs Properties LLC
—
Trustees Deed
related
$2,250,000 · Bank Of America
Aug 15, 2008
$6,400,000
Qjs Properties LLC
Montgomery Restaurant Group
Grant Deed
$4,160,000 · Presidio Bank
May 23, 2008
—
Montgomery Restaurant Group
470 Pacific LLC
Quit Claim Deed
related
—
Oct 11, 2007
—
Montgomery Restaurant Group
Saverne Properties LLC
Grant Deed
$4,436,445 · Bpmp Fam Ptrs LLC
Jun 28, 1996
$2,600,000
Saverne Properties LLC
Brown,richard E
Trustees Deed
—
Jun 28, 1996
—
Richard E Brown
Dodson,denece S
Quit Claim Deed
related
—
Nov 27, 1991
$2,700,000
Melvin Belli
Billinski,r.&d./
Grant Deed
$1,650,000 · Sanwa Bank California
Aug 4, 1989
$3,500,000
Managemen Bridge
Beamreach Invest
Grant Deed
$1,500,000 · Plaza Bank Of Commerce
—
—
Cjs Properties LLC
—
Deed Of Trust
related
$250,000 · Presidio Bank
—
—
Qjs Properties LLC
—
Deed Of Trust
related
$7,125,000 · Bank Of America
—
—
Qjs Properties LLC
—
Deed Of Trust
related
$750,000 · Bank Of America
—
—
Qjs Properties LLC
—
Deed Of Trust
related
$500,000 · Bank Of America
—
—
Qjs Properties LLC
—
Deed Of Trust
related
$4,650,000 · Bank Of America
—
—
Saverne Properties LLC
—
Deed Of Trust
related
$1,400,000 · Unionbancal Mortgage
—
—
Melvin Belli
—
Deed Of Trust
related
$399,000 · Individual
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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