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Property profile & analytics
OFF-MARKET
Estimated value
$2,470,000
Hotels
502 Bush St 510 San Francisco, CA 94108-3604
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6150287
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1912
Construction
TILT-UP CONCRETE
Total area
29,425 SF
Lot
0.11 ac (4,639 SF)
Zoning code
CCB
APN
0271 -005
UPID
US09-6150287
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
$2.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.47M
Owner & transaction history
Ipv Associates LLC · 5 yrs held
Ipv Associates LLC
since 2020
7 recorded transactions
Zoning & alternative use
CCB · 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%
$3,145,000
6.5%
$2,905,000
7%
$2,695,000
Blend value · Realmo final
$2.47M
Range $2.22M – $2.72M · ±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
$84 / 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
$21,960
Tax year 2024
Assessed value
$1,720,887
Assessed 2024
Previous assessed
$1,720,887
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$783,282
Assessed improvement
$937,605
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
1912
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
7
Rooms
104
Bathrooms
36
Total area
29,425 SF
Lot
0.11 ac (4,639 SF)
Zoning code
CCB
APN
0271 -005
UPID
US09-6150287
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CCB · San Francisco, CA
Zoning CCB · permitted uses
CCB · 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
1912
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
7
Rooms
104
Bathrooms
36
Lot
0.11 ac
Current owner
From public records · entity-resolved
Ipv Associates LLC
Entity
Free & Clear · 5 yrs held
Mailing address
155 SANSOME ST STE #610, SAN FRANCISCO, CA 94104-3617
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2020
—
Ipv Associates LLC
Tudury Teresa E Trust
Quit Claim Deed
related
—
Mar 13, 2018
—
Tudury,teresa E Trust
Properties Tudury K Trust
Quit Claim Deed
related
—
Feb 5, 2010
—
Tudury Keesing Properties Trust
Tudury Gladys E Trust
Quit Claim Deed
related
—
Dec 28, 2007
—
Bush-grant LLC
Moss Jane W
Quit Claim Deed
related
—
May 23, 2007
—
Crawford Michael F 2006 Trust
Crawford,susan
Quit Claim Deed
related
—
Apr 21, 1998
—
Astoria LLC
—
Deed Of Trust
related
$12,035,370 · Imperial Bank
Aug 4, 1997
—
Moss Trust
Moss,jane W
Quit Claim Deed
related
—
Apr 27, 1995
—
Tudury Trust
Tudury,gladys E
Quit Claim Deed
related
—
Nov 18, 1993
—
Schwartz,daniel Trustee
Schwartz,daniel
Quit Claim Deed
related
—
—
—
Lembi F.
—
Deed Of Trust
related
$12,250,000 · Imperial 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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