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Property profile & analytics
OFF-MARKET
Estimated value
$2,950,000
Apartment buildings
596 Haight St 598 San Francisco, CA 94117-3407
Entity Owned
1-yr Hold
Absentee Owner
Property ID
US09-6009816
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1880
Construction
WOOD
Total area
9,348 SF
Lot
0.07 ac (3,150 SF)
Zoning code
NC2
APN
0848 -011
UPID
US09-6009816
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.95M
Owner & transaction history
Tuscan Haight Street Investments 2 · 1 yrs held
Tuscan Haight Street Investments 2
since 2025
7 recorded transactions
Zoning & alternative use
NC2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.8M
+24.5%
Office building
$4.5M
+17.0%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,830,000
Current use
RETAIL STORES
$4,765,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$4,480,000
Change: +17% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,345,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$2.95M
Range $2.66M – $3.25M · ±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
$316 / 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
$65,797
Tax year 2024
Assessed value
$4,932,237
Assessed 2024
Previous assessed
$4,932,237
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$3,205,880
Assessed improvement
$1,726,357
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
1880
Construction
WOOD
Heating
NONE
Stories
3
Units
7
Rooms
18
Bathrooms
6
Total area
9,348 SF
Lot
0.07 ac (3,150 SF)
Zoning code
NC2
APN
0848 -011
UPID
US09-6009816
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.8M
RETAIL STORES
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
OFFICE BUILDING
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
1880
Construction
WOOD
Heating
NONE
Stories
3
Units
7
Rooms
18
Bathrooms
6
Lot
0.07 ac
Current owner
From public records · entity-resolved
Tuscan Haight Street Investments 2
Entity
Mailing address
101 MONTGOMERY ST STE #1600, SAN FRANCISCO, CA 94104-4133
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 29, 2025
—
Tuscan Noe Street Investments LLC
—
Deed
related
$2,200,000 · The Ronald Lee Sires Revocable Trust
Jun 10, 2025
$3,275,000
Tuscan Haight Street Investments 2
406 10 12 Realty Corp
Grant Deed
$2,128,000 · Citizens Bank NA
Jul 9, 2019
$4,600,000
406-10-12 Realty Corp
Denny,steven S & Semarapiki S
Grant Deed
$2,700,000 · First Foun Bk
Feb 28, 2019
—
Steven S Denny
—
Deed
related
$1,350,000 · Weinreb Marion Living T (pt)
Jun 11, 2007
—
Steven Stdenny
Stdenny Trust
Quit Claim Deed
related
$100,000 · Jones Lee Trust
May 16, 2006
—
Stdenny Trust
Stdenny Trust
Quit Claim Deed
related
$1,080,000 · Greenpoint Mortgage Funding
Dec 29, 2004
—
Stdenny Trust
Stdenny,steven & Semarapiki
Quit Claim Deed
related
$75,917 · Allan Dorothy Trust
Oct 13, 2000
—
St Denny Trust
St Denny,steven E & Semarapiki
Quit Claim Deed
related
—
Nov 1, 1999
$1,000,000
Steven E St. Denny
Storniolo,benita & Laura
Grant Deed
$650,000 · Bank Of Canton
May 26, 1994
—
Angelo Cardarelli
Cardarelli,carla
Quit Claim Deed
related
$490,000 · Home Savings Of America
May 26, 1992
$690,000
Benito Storniolo
Hanson,luisa
Grant Deed
$413,000 · Far East National Bank
—
—
Steven S Denny
—
Deed Of Trust
related
$1,350,000 · Weinreb Marion Living T (pt)
—
—
Steven St. Denny
—
Deed Of Trust
related
$100,000 · Gail Roueche
—
—
Luisa Hanson
—
Deed Of Trust
related
$339,000 · Topa Thrift & Loan
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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