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Property profile & analytics
OFF-MARKET
Estimated value
$4,300,000
Assisted living facilities
565 Grv St 567 San Francisco, CA 94102-4205
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6007403
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1948
Construction
WOOD
Total area
3,760 SF
Lot
0.21 ac (9,147 SF)
Zoning code
RM1
APN
0807 -017
UPID
US09-6007403
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
-
Belen's Residential Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.30M
Owner & transaction history
Golden Properties LLC · 4 yrs held
Golden Properties LLC
since 2022
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
RM1 · 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
$4,080,000
ML approach
$4,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.30M
Range $3.87M – $4.73M · ±10% · vs last sale $4.50M (Apr 26 2022)
Last sale anchor
$4.50M
Apr 26 2022
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
$1,144 / 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
$55,741
Tax year 2024
Assessed value
$4,681,800
Assessed 2024
Previous assessed
$4,681,800
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,043,170
Assessed improvement
$1,638,630
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Rooms
30
Bathrooms
5
Total area
3,760 SF
Lot
0.21 ac (9,147 SF)
Zoning code
RM1
APN
0807 -017
UPID
US09-6007403
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM1 · San Francisco, CA
Zoning RM1 · permitted uses
RM1 · 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
1948
Construction
WOOD
Heating
NONE
Stories
1
Rooms
30
Bathrooms
5
Lot
0.21 ac
Current owner
From public records · entity-resolved
Golden Properties LLC
Entity
Mailing address
2170 SUTTER ST, SAN FRANCISCO, CA 94115-3120
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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 26, 2022
$4,500,000
Golden Properties LLC
Keys Song LLC
Grant Deed
—
Nov 20, 2019
—
Jeanette M Harrell
Paul A Harrell
Affidavit Of Death
related
—
Jun 11, 2019
—
Goodwin Family Trust
Goodwin,george R
Affidavit Of Death
related
$820,000 · David G Estes
Feb 7, 2018
—
Keys-song LLC
Keys Resdl Care Homes INC
Quit Claim Deed
related
—
—
—
Residential Care Homes In Keys
—
Deed Of Trust
related
$260,000 · Individual
—
—
Keys-song LLC
—
Deed Of Trust
related
$820,000 · David G Estes
—
—
Residential Care Homes Keys
—
Deed Of Trust
related
$180,000 · China Trust Bank Of California
—
—
Residential Care Home Cor Keys
—
Deed Of Trust
related
—
—
—
Residential Care Homes Keys
—
Deed Of Trust
related
$100,000 · Individual
—
—
Residential Care Homes Keys
—
Deed Of Trust
related
$161,000 · Goodwin Trust
—
—
Keys Residl Care Homes INC
—
Deed Of Trust
related
$194,000 · Goodwin Family Trust
—
—
Keys Residential Care Homes Co
—
Deed Of Trust
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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