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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Office Spaces
525 Spruce St San Francisco, CA 94118-2681
Individually Owned
7-yr Hold
Free & Clear
Property ID
US09-6161829
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1953
Construction
WOOD
Total area
1,648 SF
Zoning code
NCS
APN
1036 -050
UPID
US09-6161829
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
-
Shiree Fatch Pediatrician Medical Clinic
-
Dr. Gary D. Gin, MD Pediatrician Medical Clinic
-
Chiara Cerini Pediatrician Medical Clinic
-
Krista Amendola Pediatrician Medical Clinic
-
Mr. Adam Davis Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$440k
CAP Approach
CAP
$665k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$570k
Owner & transaction history
Linda M Hurley · 7 yrs held
Linda M Hurley
since 2019
7 recorded transactions
Zoning & alternative use
NCS · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$840,000
+6.4%
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
$440,000
CAP Approach
CAP Return
Estimation
6%
$720,000
6.5%
$665,000
7%
$620,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$790,000
Current use
RETAIL STORES
$840,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$695,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$346 / 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
$9,946
Tax year 2024
Assessed value
$781,673
Assessed 2024
Previous assessed
$781,673
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$371,671
Assessed improvement
$410,002
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
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
1,648 SF
Zoning code
NCS
APN
1036 -050
UPID
US09-6161829
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NCS · San Francisco, CA
Zoning NCS · permitted uses
NCS · 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
OFFICE BUILDING Current
Est. value
$790,000
RETAIL STORES
Est. value
$840,000
COMMERCIAL (GENERAL)
Est. value
$695,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1953
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
5
Bathrooms
1
Current owner
From public records · entity-resolved
Linda M Hurley
Individual
Free & Clear · 7 yrs held
Mailing address
525 SPRUCE ST, SAN FRANCISCO, CA 94118-2681
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2019
$184,000
Linda M Hurley
Wyndham Vacation Resorts INC
Grant Deed
—
Dec 4, 2017
$1,165
San Francisco Poa INC
First American Title Co|singh Living Trust Lt
Trustees Deed
related
—
Oct 16, 2017
$154,000
Deborah Mcdowell
Wyndham Vacation Resorts INC
Grant Deed
$66,957 · Wyndham Vacation Resorts INC
Oct 16, 2017
—
Judith A Swallow
Swallow,amos
Quit Claim Deed
related
—
Aug 8, 2017
$22,500
Hannibal G Avecilla
Wyndham Vacation Resorts INC
Grant Deed
—
Aug 8, 2017
$173,500
Bruce R Eich
Wyndham Vacation Resorts INC
Grant Deed
—
Aug 4, 2017
$44,000
Weeks Family Trust
Wyndham Vacation Resorts INC
Grant Deed
—
Sep 6, 2002
$305,000
Kenneth M Bermmudez
Greenberg,tr
Grant Deed
$257,000 · Wells Fargo Home Mortgage INC
Aug 3, 1999
—
Greenberg Trust
Greenberg,roger L & Mary F
Quit Claim Deed
related
—
Jun 9, 1994
—
Gary D Friedman Trustee
Friedman,gary D
Quit Claim Deed
related
—
Dec 21, 1993
—
Roger Greenberg
Johnson,a./dolis
Grant Deed
related
—
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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