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Property profile & analytics
OFF-MARKET
Estimated value
$3,405,000
Office buildings
550 15th St San Francisco, CA 94103-5029
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6166915
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1906
Construction
TILT-UP CONCRETE
Total area
64,200 SF
Lot
0.53 ac (23,280 SF)
Zoning code
M1
APN
3918 -010
UPID
US09-6166915
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
-
Isaac Perloff Physician
-
SysIQ Ecommerce Services and Solutions Marketing & Advertising IT Consulting Firm
-
Potrero Physical Therapy Medical Clinic
-
Victorious SEO Marketing & Advertising
-
Yardi Systems (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.41M
Owner & transaction history
Showplace Square West LLC · 7 yrs held
Showplace Square West LLC
since 2018
7 recorded transactions
Zoning & alternative use
M1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$53 / 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
$98,393
Tax year 2024
Assessed value
$8,331,934
Assessed 2024
Previous assessed
$8,331,934
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,332,606
Assessed improvement
$3,999,328
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1906
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
10
Bathrooms
5
Total area
64,200 SF
Lot
0.53 ac (23,280 SF)
Zoning code
M1
APN
3918 -010
UPID
US09-6166915
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M1 · San Francisco, CA
Zoning M1 · permitted uses
M1 · 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
1906
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
10
Bathrooms
5
Lot
0.53 ac
Current owner
From public records · entity-resolved
Showplace Square West LLC
Entity
Mailing address
573 S VAN NESS AVE, SAN FRANCISCO, CA 94110-1302
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Sep 13, 2018
—
Showplace Square West LLC
Showplace Square West LLC
Quit Claim Deed
related
—
May 31, 2018
—
Showplace Square West LLC
Showplace Square West LLC
Grant Deed
related
$19,000,000 · Miscellaneous Ins Co
Sep 11, 2006
—
Showplace Square West LLC
Imhoff,robert A
Grant Deed
$10,000,000 · Lasalle National Bank
Nov 6, 2003
—
Robert A Imhoff
Imhoff,robert A
Quit Claim Deed
related
$4,858,603 · Citibank West Fsb
Mar 18, 1994
—
Robert A Imhoff
Tri Development
Grant Deed
related
—
Aug 13, 1991
—
Tri Development
Tri Development
Quit Claim Deed
related
—
—
—
Tri Development
—
Deed Of Trust
related
$8,400,000 · Individual
—
—
Tri Development
—
Deed Of Trust
related
$1,150,000 · Embarcadero Mortgage
—
—
Showplace Square West LLC
—
Deed Of Trust
related
$39,500,000 · Private Individual
—
—
Imhoff R. Trustee
—
Deed Of Trust
related
$750,000 · Individual
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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