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Property profile & analytics
OFF-MARKET
Estimated value
$4,365,000
Apartment buildings
470 Warren Dr San Francisco, CA 94131-1067
Trust Owned
20-yr Hold
Absentee Owner
Property ID
US09-6153102
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
18,285 SF
Lot
0.46 ac (20,224 SF)
Zoning code
RM4
APN
2635 -047
UPID
US09-6153102
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
-
Christie Pitko Yoga Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.37M
Owner & transaction history
Sutton Joseph & Suzette Trust · 20 yrs held
Sutton Joseph & Suzette Trust
since 2006
7 recorded transactions
Zoning & alternative use
RM4 · 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
APARTMENT HOUSE (5+ UNITS)
$7,120,000
Current use
Blend value · Realmo final
$4.37M
Range $3.93M – $4.80M · ±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
$239 / 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
$55,185
Tax year 2024
Assessed value
$4,543,007
Assessed 2024
Previous assessed
$4,543,007
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,986,103
Assessed improvement
$1,556,904
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
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Stories
4
Units
20
Rooms
63
Bathrooms
20
Total area
18,285 SF
Lot
0.46 ac (20,224 SF)
Zoning code
RM4
APN
2635 -047
UPID
US09-6153102
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM4 · San Francisco, CA
Zoning RM4 · permitted uses
RM4 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1963
Construction
WOOD
Heating
NONE
Stories
4
Units
20
Rooms
63
Bathrooms
20
Lot
0.46 ac
Current owner
From public records · entity-resolved
Sutton Joseph & Suzette Trust
Trust
Mailing address
5840 GEARY BLVD, SAN FRANCISCO, CA 94121-2079
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Dec 17, 2020
—
470 Warren LP
—
Deed
related
$3,100,000 · Jp Morgan Chase Bk
Mar 22, 2006
—
Sutton Joseph & Suzette Trust
Sutton Joseph & S Trust
Quit Claim Deed
related
—
Nov 1, 2004
$533,000
Sun Benny S & Betty C Trust
Roybal,gil
Grant Deed
—
Jan 28, 2004
—
Sun,tr
Sun,benny S & Betty C
Quit Claim Deed
related
—
Dec 30, 2002
—
Dennis M Roybal
Roybal,jessica
Quit Claim Deed
related
—
Dec 30, 2002
$218,600
Dennis M Roybal
Roybal,gil
Grant Deed
related
—
Sep 18, 2000
—
Sutton Trust
Sutton,joseph R & Suzette A
Quit Claim Deed
related
—
Aug 31, 2000
—
Gil Roybal
Roybal,diane
Quit Claim Deed
related
—
Aug 31, 2000
$394,000
Roybal,gil
Sutton,joseph R & Suzette A
Trustees Deed
—
Dec 1, 1999
—
Steinlauf Trust
Steinlauf,elizabeth N
Quit Claim Deed
related
—
Apr 5, 1999
$400,000
Steinlauf Trust
Steinlauf,jacob
Grant Deed
related
—
Sep 29, 1992
—
Steinlauf Elizabeth Trustee
Steinlauf,elizab
Quit Claim Deed
related
—
—
—
470 Warren LP
—
Deed Of Trust
related
$1,865,000 · J P Morgan Chase Bank
—
—
470 Warren LP
—
Deed Of Trust
related
$3,100,000 · Jp Morgan Chase Bk
—
—
470 Warren
—
Deed Of Trust
related
$1,937,000 · Commercial Capital Bank Fsb
—
—
Joseph R Sutton
—
Deed Of Trust
related
$2,100,000 · Luther Burbank Savings & Loan
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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