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Property profile & analytics
OFF-MARKET
Estimated value
$20,980,000
Office Spaces
475 Sacramento St, San Francisco, CA 94111-3302
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6103168
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1952
Total area
57,265 SF
Lot
0.26 ac (11,470 SF)
Zoning code
C3O
APN
0238 -007
UPID
US09-6103168
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
-
Il Canto Cafe Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.66M
Comparable Approach
Comparable
$16.89M
Blend (final)
Blend
$20.98M
Owner & transaction history
Rp 275 Battery Owner LLC · 10 yrs held
Rp 275 Battery Owner LLC
since 2016
6 recorded transactions
Zoning & alternative use
C3O · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$29.2M
+19.2%
Office building
$24.6M
+0.6%
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%
$21,295,000
6.5%
$19,655,000
7%
$18,255,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$24,495,000
Current use
RETAIL STORES
$29,205,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$24,640,000
Change: +1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$22,105,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$20.98M
Range $18.88M – $23.08M · ±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
$366 / 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
$1,099,703
Tax year 2024
Assessed value
$93,718,438
Assessed 2024
Previous assessed
$93,718,438
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$28,547,385
Assessed improvement
$65,171,053
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1952
Heating
NONE
Stories
3
Rooms
11
Bathrooms
2
Total area
57,265 SF
Lot
0.26 ac (11,470 SF)
Zoning code
C3O
APN
0238 -007
UPID
US09-6103168
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3O · San Francisco, CA
Zoning C3O · permitted uses
C3O · 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
$24.5M
RETAIL STORES
Est. value
$29.2M
OFFICE BUILDING
Est. value
$24.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.1M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1952
Heating
NONE
Stories
3
Rooms
11
Bathrooms
2
Lot
0.26 ac
Current owner
From public records · entity-resolved
Rp 275 Battery Owner LLC
Entity
Mailing address
3953 MAPLE AVE, DALLAS, TX 75219-3202
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2021
—
Rp 275 Battery Owner LLC
—
Deed
related
$100,000 · The Northwest Mutual Life Insurance
May 26, 2016
—
Rp 275 Battery Owner LLC
350 Sansome Associates
Grant Deed
related
$177,600,000 · Miscellaneous Ins Co
Dec 22, 2014
$306,200,000
Rp 275 Battery Owner LLC
Teachers Ins & Annuity Assn Of Am
Grant Deed
$157,600,000 · Miscellaneous Ins Co
Dec 14, 2005
$205,760,000
Real Estate Account
Bp Ec West LLC
Grant Deed
—
Nov 12, 1998
—
Bp Ec West LLC
—
Deed Of Trust
related
$100,000,000 · Massachuetts Mutual Life Ins
—
—
Three Embarcader
—
Deed Of Trust
related
$24,360,000 · Bank Of New York
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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