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Property profile & analytics
OFF-MARKET
Estimated value
$87,755,000
Parking lots & garages
524 Howard St San Francisco, CA 94105-3002
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6110499
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Lot
0.28 ac (12,266 SF)
Zoning code
C3OSD
APN
3721 -013
UPID
US09-6110499
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
-
Temple Nightclub Grocery & Convenience Store Food Market
-
SOMA Garden SF Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$87.76M
Owner & transaction history
524 Howard Street LLC · 1 yrs held
524 Howard Street LLC
since 2025
Last sale
$78.0M
7 recorded transactions
Zoning & alternative use
C3OSD · 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
$107,270,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$87.76M
Range $78.98M – $96.53M · ±10% · vs last sale $78.00M (Apr 4 2025)
Last sale anchor
$78.00M
Apr 4 2025
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
—
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
$1,001,855
Tax year 2024
Assessed value
$85,304,377
Assessed 2024
Previous assessed
$85,304,377
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$85,304,377
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Heating
NONE
Rooms
3
Bathrooms
1
Lot
0.28 ac (12,266 SF)
Zoning code
C3OSD
APN
3721 -013
UPID
US09-6110499
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3OSD · San Francisco, CA
Zoning C3OSD · permitted uses
C3OSD · 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
Heating
NONE
Rooms
3
Bathrooms
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
524 Howard Street LLC
Entity
Free & Clear · 1 yrs held
Mailing address
735 MONTGOMERY ST STE #450, SAN FRANCISCO, CA 94111-2115
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2025
—
524 Howard Street LLC
Ridgegate Apartments INC
Deed
related
—
May 7, 2019
$78,000,000
Ridgegate Apartments INC
Howard Of First Property LLC
Grant Deed
—
May 7, 2019
—
Ridgegate Apartments INC
Howard Of First Property LLC
Quit Claim Deed
related
—
Jul 14, 2017
—
Howard Of First Property LLC
—
Grant Deed
related
$21,380,000 · Washington Cap Joint Master Tr
Jun 6, 2012
$15,850,000
Howard Of First Property LLC
Howard Street Prop Invtrs LLC
Grant Deed
related
$10,500,000 · Howard Street Prop Invtrs LLC
Aug 15, 2011
$5,000,000
Howard Street Prop Invtrs LLC
Plm Lender Services INC
Trustees Deed
—
Jun 8, 2007
$22,500,000
524 Howard LLC
524 Howard Street LLC
Grant Deed
related
$16,500,000 · Redwood Mtg Investors Viii
May 23, 2000
—
524 Howard Street LLC
Theodor Tower INC
Grant Deed
related
—
Dec 12, 1995
—
Theodor Tower INC
Shanghai Commercial Bank Ltd
Grant Deed
related
—
May 4, 1995
$950,000
Shanghai Commercial Bank Ltd
524 Howard Associates
Trustees Deed
related
—
—
—
524 Howard LLC
—
Deed Of Trust
related
$1,985,000 · Redwood Mtg Investors Viii
—
—
524 Howard Assoc
—
Deed Of Trust
related
$3,000,000 · Shanghai Commercial Bank Ltd
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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