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Property profile & analytics
OFF-MARKET
Estimated value
$11,880,000
Hotels
491 Geary St 499 San Francisco, CA 94102-1222
Trust Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6081761
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1913
Construction
STEEL FRAME
Total area
271,387 SF
Lot
0.43 ac (18,905 SF)
Zoning code
C3G
APN
0316 -013
UPID
US09-6081761
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.40M
Blend (final)
Blend
$11.88M
Owner & transaction history
Hpt Geary Properties Trust · 13 yrs held
Hpt Geary Properties Trust
since 2012
7 recorded transactions
Zoning & alternative use
C3G · 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
Blend value · Realmo final
$11.88M
Range $10.69M – $13.07M · ±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
$44 / 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
$1,236,918
Tax year 2024
Assessed value
$100,480,377
Assessed 2024
Previous assessed
$100,480,377
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$60,288,227
Assessed improvement
$40,192,150
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1913
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Stories
17
Rooms
405
Bathrooms
403
Total area
271,387 SF
Lot
0.43 ac (18,905 SF)
Zoning code
C3G
APN
0316 -013
UPID
US09-6081761
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3G · San Francisco, CA
Zoning C3G · permitted uses
C3G · 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
1913
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
17
Rooms
405
Bathrooms
403
Lot
0.43 ac
Current owner
From public records · entity-resolved
Hpt Geary Properties Trust
Trust
Free & Clear · 13 yrs held
Mailing address
495 GEARY ST, SAN FRANCISCO, CA 94102-1222
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2012
$119,500,000
Hpt Geary Properties Trust
Tarstone Hotels LLC
Grant Deed
—
Dec 21, 2012
—
Hpt Geary Properties Trust
Tarstone Hotels LLC
Grant Deed
related
—
Apr 23, 2009
$27,016,000
Jria LLC
Trtz LLC
Grant Deed
—
Apr 23, 2009
$8,684,000
Rigg Hotel LLC
Trtz LLC
Grant Deed
—
Nov 20, 2007
—
Kalpana LLC
Hasina LLC
Grant Deed
related
—
Dec 15, 2006
—
Hasina LLC
Geary Hotel Holdings LLC
Trustees Deed
$63,500,000 · Wachovia Bank NA
Oct 15, 2004
—
Geary Hotel Holdings LLC
Clift Holdings LLC
Grant Deed
related
—
Jun 9, 1999
—
Clift Holdings LLC
Grosvenor Clift Associates LP
Quit Claim Deed
related
$60,000,000 · Column Financial INC
—
—
Clift Grosvenor
—
Deed Of Trust
related
$8,000,000 · Four Seasons Hotel
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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