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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Retail space
476 Minna St 480 San Francisco, CA 94103-3254
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6163063
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1918
Construction
TILT-UP CONCRETE
Total area
19,075 SF
Lot
0.35 ac (15,200 SF)
Zoning code
C3S
APN
3725 -078
UPID
US09-6163063
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$420k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$654k
Blend (final)
Blend
$535k
Owner & transaction history
981 Mission Street II LP · 6 yrs held
981 Mission Street II LP
since 2019
7 recorded transactions
Zoning & alternative use
C3S · 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
$420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$28 / 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
$18,073
Tax year 2024
Assessed value
$1,120,170
Assessed 2024
Previous assessed
$1,120,170
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$530,672
Assessed improvement
$589,498
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1918
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Rooms
8
Bathrooms
4
Total area
19,075 SF
Lot
0.35 ac (15,200 SF)
Zoning code
C3S
APN
3725 -078
UPID
US09-6163063
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3S · San Francisco, CA
Zoning C3S · permitted uses
C3S · 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
1918
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Rooms
8
Bathrooms
4
Lot
0.35 ac
Current owner
From public records · entity-resolved
981 Mission Street II LP
Entity
Mailing address
237 LAVERNE AVE, MILL VALLEY, CA 94941-3475
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2019
—
981 Mission Street II LP
Bechelli Prop Mgmt Co LLC
Quit Claim Deed
related
$3,700,000 · Wells Fargo Bk
May 19, 2015
—
981 Mission Street II LP
Bechelli Michael J
Quit Claim Deed
related
—
Nov 20, 2013
—
Michael J Bechelli
Bechelli Trust
Quit Claim Deed
related
—
Feb 25, 2013
—
Bechelli Richard L Trust
Bechelli Props Mgmt Co LLC
Quit Claim Deed
related
—
Feb 21, 2006
—
Bechelli Family Trust
Bechelli,joseph B SR
Quit Claim Deed
related
—
Nov 4, 2004
—
Bechelli Family Trust
Bechelli,richard L
Quit Claim Deed
related
—
Dec 19, 1988
—
Joseph Bechelli
—
Quit Claim Deed
related
$350,000 · Pacific National Bank
—
—
Bechelli,tr
—
Deed Of Trust
related
$500,000 · Wells Fargo 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.
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