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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Retail residential properties
553 Castro St 555 San Francisco, CA 94114-2511
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6160826
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1910
Construction
WOOD
Total area
3,736 SF
Lot
0.07 ac (2,988 SF)
Zoning code
CASTRO
APN
3583 -064
UPID
US09-6160826
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
$1.28M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.20M
Owner & transaction history
Vanguard Castro LLC · 12 yrs held
Vanguard Castro LLC
since 2014
7 recorded transactions
Zoning & alternative use
CASTRO · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+13.4%
Office building
$1.8M
+6.6%
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%
$1,390,000
6.5%
$1,280,000
7%
$1,190,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,680,000
Current use
RETAIL STORES
$1,905,000
Change: +13% · Conversion: Easy
OFFICE BUILDING
$1,790,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±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
$320 / 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
$34,879
Tax year 2024
Assessed value
$2,764,182
Assessed 2024
Previous assessed
$2,764,182
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,658,509
Assessed improvement
$1,105,673
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1910
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
14
Bathrooms
3
Total area
3,736 SF
Lot
0.07 ac (2,988 SF)
Zoning code
CASTRO
APN
3583 -064
UPID
US09-6160826
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CASTRO · San Francisco, CA
Zoning CASTRO · permitted uses
CASTRO · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1910
Construction
WOOD
Heating
NONE
Stories
2
Units
3
Rooms
14
Bathrooms
3
Lot
0.07 ac
Current owner
From public records · entity-resolved
Vanguard Castro LLC
Entity
Mailing address
2501 MSN ST, SAN FRANCISCO, CA 94110-2511
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Jan 5, 2024
—
Vanguard Castro LLC
—
Deed
related
$1,180,000 · Citizens Bank NA
Feb 28, 2014
$808,500
Vanguard Castro LLC
Hovey F C Living Trust
Grant Deed
$508,500 · Hovey F C Living Trust (rt)
Dec 17, 2013
$2,300,000
Vanguard Castro LLC
Stebbins L Living Trust
Grant Deed
$1,540,000 · First Republic Bank
Jun 7, 2013
—
Stebbins,larry Living Trust
Bansemer Trust
Grant Deed
related
—
Sep 28, 2010
—
Bansemer Trust
Bansemer Ronald E
Quit Claim Deed
related
—
Aug 18, 2005
—
Burleson 2005 Trust
Burleson,charles D
Quit Claim Deed
related
—
Jun 15, 2005
—
Hovey Frederick C Trust
Hovey,fritz
Quit Claim Deed
related
—
Sep 22, 2003
—
Stebbins,tr
Stebbins,larry J
Quit Claim Deed
related
—
Oct 25, 2002
$156,500
Fritz Hovey
Haley,lynn
Grant Deed
$156,187 · Lynn Haley
Jul 31, 2002
—
Ronald E Bansemer
Haley,tr
Grant Deed
related
—
Mar 22, 2000
—
Herth Trust
Herth,raymond R
Quit Claim Deed
related
—
—
—
Chris James Corp
—
Deed Of Trust
related
$100,000 · Larry Stebbins
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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