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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Assisted living facilities
5735 Msn St San Francisco, CA 94112-4208
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6152551
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1957
Construction
WOOD
Total area
13,168 SF
Lot
0.13 ac (5,828 SF)
Zoning code
NC2
APN
6473 -040
UPID
US09-6152551
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
-
Emergency Dental Assistance Dental Office
-
Fook Hong Care Home Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$965k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$1.02M
Owner & transaction history
Sau Ting Josephine Lee · 3 yrs held
Sau Ting Josephine Lee
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
NC2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+183.6%
Office building
$1.6M
+178.3%
Apartment house (5+ units)
$1.1M
+91.5%
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
$975,000
ML approach
$965,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,675,000
Change: +184% · Conversion: Difficult
OFFICE BUILDING
$1,645,000
Change: +178% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,130,000
Change: +91% · Conversion: Difficult
MEDICAL BUILDING
$820,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$710,000
Change: +21% · Conversion: Difficult
WAREHOUSE, STORAGE
$690,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±10% · vs last sale $1.08M (Nov 2 2022)
Last sale anchor
$1.08M
Nov 2 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
$77 / 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
$63,188
Tax year 2024
Assessed value
$5,294,288
Assessed 2024
Previous assessed
$5,294,288
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,295,237
Assessed improvement
$3,999,051
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
1957
Construction
WOOD
Heating
NONE
Stories
3
Rooms
7
Bathrooms
13
Total area
13,168 SF
Lot
0.13 ac (5,828 SF)
Zoning code
NC2
APN
6473 -040
UPID
US09-6152551
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · San Francisco, CA
Zoning NC2 · permitted uses
NC2 · 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)
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$820,000
INDUSTRIAL (GENERAL)
Est. value
$710,000
WAREHOUSE, STORAGE
Est. value
$690,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1957
Construction
WOOD
Heating
NONE
Stories
3
Rooms
7
Bathrooms
13
Lot
0.13 ac
Current owner
From public records · entity-resolved
Sau Ting Josephine Lee
Individual
Free & Clear · 3 yrs held
Mailing address
455 LAKESHORE DR, SAN FRANCISCO, CA 94132-1121
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
Nov 2, 2022
—
Sau Ting Josephine Lee
Sau Ting Josephine Lee
Intrafamily Transfer
related
—
May 18, 2022
—
Edmond K Wong
Edmond K Wong
Intrafamily Transfer
related
$300,000 · Mission National Bank
Jan 5, 2018
—
Tam,yin K Family Trust
Tam,yin K
Quit Claim Deed
related
—
Nov 22, 2017
—
Lee,alfred Family Trust
Lee,alfred
Quit Claim Deed
related
—
Feb 26, 2013
$350,000
Wong Family Trust
Wong,edmond K & Sau-ting J L
Grant Deed
related
—
Feb 26, 2013
—
Tracy M Lee
Lok,wayne C W
Grant Deed
related
—
Dec 4, 2008
$1,075,000
Edmond K Wong
Buckley R/e INC
Grant Deed
$1,437,500 · Mission National Bank
Apr 30, 2008
$510,000
Buckley Real Estate INC
Plm Lender Services INC
Trustees Deed
—
May 10, 2007
—
Mission Street Developers LLC
Diamond Realty Dev INC
Grant Deed
$100,000 · Pearl Trust
Mar 10, 2006
$1,050,000
Diamond Realty Investment INC
Ferrigno Angelo J Trust
Grant Deed
$682,500 · Buckley Real Estate INC
Apr 22, 1994
—
Ferrigno Trust
Ferigno,angelo J
Quit Claim Deed
related
—
—
—
Wong Family Trust
—
Deed Of Trust
related
$3,000,000 · Mission Nat'l Bk
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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