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Property profile & analytics
OFF-MARKET
Estimated value
$3,965,000
Apartment buildings
550 Fell St San Francisco, CA 94102-5056
Entity Owned
Absentee Owner
Property ID
US09-5892559
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1900
Construction
WOOD
Total area
7,100 SF
Lot
0.08 ac (3,300 SF)
Zoning code
RH3
APN
0819 -009
UPID
US09-5892559
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
$3.97M
CAP Approach
CAP
$3.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.97M
Owner & transaction history
Td & Sons Fell LLC
Td & Sons Fell LLC
since 2025
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
RH3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
PLANNING CODE
Top alternative use upside
Office building
$3.9M
+61.0%
Retail stores
$3.6M
+51.5%
Commercial (general)
$3.0M
+27.1%
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
$3,965,000
ML approach
$3,965,000
CAP Approach
CAP Return
Estimation
6%
$3,840,000
6.5%
$3,545,000
7%
$3,295,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,390,000
Current use
OFFICE BUILDING
$3,850,000
Change: +61% · Conversion: Moderate
RETAIL STORES
$3,620,000
Change: +51% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,035,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$3.97M
Range $3.57M – $4.36M · ±10% · vs last sale $3.97M (May 21 2024)
Last sale anchor
$3.97M
May 21 2024
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
$558 / 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
$18,789
Tax year 2024
Assessed value
$1,445,076
Assessed 2024
Previous assessed
$1,445,076
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$768,484
Assessed improvement
$676,592
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
NONE
Stories
3
Units
15
Bathrooms
15
Total area
7,100 SF
Lot
0.08 ac (3,300 SF)
Zoning code
RH3
APN
0819 -009
UPID
US09-5892559
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH3 · San Francisco, CAZoning RH3 · permitted uses
RH3 · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PLANNING CODE
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
OFFICE BUILDING
Est. value
$3.9M
RETAIL STORES
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
1900
Construction
WOOD
Heating
NONE
Stories
3
Units
15
Bathrooms
15
Lot
0.08 ac
Current owner
From public records · entity-resolved
Td & Sons Fell LLC
Entity
Mailing address
611 LIDO PARK DR APT 5A, NEWPORT BEACH, CA 92663-4406
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2025
—
Td & Sons Fell LLC
Td & Sons Fell LLC
Deed
related
$3,000,000 · Everbank NA
May 21, 2024
—
Td & Sons Fell LLC
Td & Sons Sacramento Investments Ll
Intrafamily Transfer
related
—
Sep 13, 2023
$3,965,000
Td & Sons Sacramento Investments Ll
Dennis E Cox
Grant Deed
—
Nov 25, 2008
—
Cox Dennis E Living Trust
Cox,dennis E
Quit Claim Deed
related
$2,175,000 · First Foundation Bank
Apr 30, 1999
$940,000
Cox,dennis E
Sorokin Trust
Trustees Deed
$705,000 · California Savings & Loan
Apr 30, 1999
—
Cox,dennis E
Kaull,pamela J
Trustees Deed
related
—
Nov 22, 1993
—
Gideon Sorokin
Sorokin Trust
Quit Claim Deed
related
—
Jul 23, 1993
$55,000
Sorokin Trust
Gubener,g.
Grant Deed
—
Jun 15, 1989
$150,000
Sorokin Gideion
The Peter H. Sta
Grant Deed
related
—
—
—
Gideon Sorokin
—
Deed Of Trust
related
$490,000 · United Savings Bank
—
—
Dennis E Cox
—
Deed Of Trust
related
$1,875,000 · Bay View Bank
—
—
Dennis E Cox
—
Deed Of Trust
related
$500,000 · Forbes Trust
—
—
Dennis E Cox
—
Deed Of Trust
related
$1,875,000 · Washington Mutual Fsb
—
—
Cox Dennie E Living Trust
—
Deed Of Trust
related
$2,175,000 · First Foundation 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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