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Property profile & analytics
OFF-MARKET
Estimated value
$12,700,000
Office buildings
602 Msn St 606 San Francisco, CA 94105-3504
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5741882
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1906
Construction
CONCRETE
Total area
27,708 SF
Lot
0.06 ac (2,700 SF)
Zoning code
C3O
APN
3707 -013
UPID
US09-5741882
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
$12.70M
CAP Approach
CAP
$11.21M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.70M
Owner & transaction history
Rss Gsm2017 Gs5 Ca 6ms LLC · 1 yrs held
Rss Gsm2017 Gs5 Ca 6ms LLC
since 2024
Last sale
$12.7M
7 recorded transactions
Zoning & alternative use
C3O · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$14.1M
+6.4%
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
$12,700,000
ML approach
$12,700,000
CAP Approach
CAP Return
Estimation
6%
$12,140,000
6.5%
$11,205,000
7%
$10,405,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,280,000
Current use
RETAIL STORES
$14,130,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,855,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$12.70M
Range $11.43M – $13.97M · ±10% · vs last sale $12.70M (Aug 9 2024)
Last sale anchor
$12.70M
Aug 9 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
$458 / 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
$376,088
Tax year 2024
Assessed value
$31,715,734
Assessed 2024
Previous assessed
$31,715,734
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$15,857,867
Assessed improvement
$15,857,867
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1906
Construction
CONCRETE
Heating
NONE
Stories
10
Units
3
Rooms
68
Bathrooms
20
Total area
27,708 SF
Lot
0.06 ac (2,700 SF)
Zoning code
C3O
APN
3707 -013
UPID
US09-5741882
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3O · San Francisco, CA
Zoning C3O · permitted uses
C3O · 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
OFFICE BUILDING Current
Est. value
$13.3M
RETAIL STORES
Est. value
$14.1M
COMMERCIAL (GENERAL)
Est. value
$11.9M
OFFICE BUILDING Current
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
1906
Construction
CONCRETE
Heating
NONE
Stories
10
Units
3
Rooms
68
Bathrooms
20
Lot
0.06 ac
Current owner
From public records · entity-resolved
Rss Gsm2017 Gs5 Ca 6ms LLC
Entity
Mailing address
8495 W SUNSET RD #202, LAS VEGAS, NV 89113-2232
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2024
$10,000,000
Rss Gsm2017 Gs5 Ca 6ms LLC
604 Costa LLC
Trustees Deed
related
—
Nov 2, 2018
$29,000,000
604 Mission Street LLC
604 Costa LLC
Grant Deed
related
$18,750 · Wells Fargo Bk #2017-gs5 (ce)
Jan 5, 2017
—
604 Costa LLC
—
Deed
related
$18,750,000 · Goldman-sachs Mtg
Aug 8, 2014
$12,700,000
604 Costa LLC
Regent West Ltd LP
Trustees Deed
$12,750,000 · Rcc R/e
Jun 15, 2012
$6,000,000
Regent West Ltd LP
Hui,ve C
Grant Deed
$3,250,000 · East West Bank
Jul 30, 1996
$2,750,000
Ve C Hui
Salma,karim A & Roberta O
Grant Deed
$400,000 · China Trust Bank Of California
Jul 28, 1994
—
Karim A Salma
Salma,karim A
Quit Claim Deed
related
$1,300,000 · Borel Bank & Trust
Sep 3, 1993
—
Karim Salma
Td Service Co
Trustees Deed
related
—
—
—
Mason J.
—
Deed Of Trust
related
$45,000 · Individual
—
—
Mason
—
Deed Of Trust
related
$50,000 · Individual
—
—
Ve C Hui
—
Deed Of Trust
related
$200,000 · Arlington Investment Co
—
—
Ve C Hui
—
Deed Of Trust
related
$2,000,000 · Bank Of East Asia
—
—
Karim A Salma
—
Deed Of Trust
related
$1,350,000 · Citibank Fsb
—
—
Ve C Hui
—
Deed Of Trust
related
$380,000 · East West Bank
—
—
604 Costa LLC
—
Deed Of Trust
related
$18,750,000 · Goldman-sachs Mtg
—
—
John Mason
—
Deed Of Trust
related
$850,000 · Golden Gate 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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