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Property profile & analytics
OFF-MARKET
Estimated value
$36,425,000
Office buildings
631 Howard St San Francisco, CA 94105-3907
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5749475
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1929
Construction
CONCRETE
Total area
95,976 SF
Lot
0.49 ac (21,450 SF)
Zoning code
C3OSD
APN
3735 -005
UPID
US09-5749475
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
-
Synergy Real Estate Group - San Francisco Real Estate Agency
-
Synergy Real Estate Group, Corporate Advisory LLC Real Estate Agency
-
TM DAVIS & ASSOCIATES General Contractor
-
Method Products Big Box & Wholesale Store
-
East Bay Warehouse Space Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$36.43M
CAP Approach
CAP
$38.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$36.43M
Owner & transaction history
631 Howard Owner LLC · 1 yrs held
631 Howard Owner LLC
since 2024
Last sale
$36.4M
7 recorded transactions
Zoning & alternative use
C3OSD · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$48.9M
+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
$36,425,000
ML approach
$36,425,000
CAP Approach
CAP Return
Estimation
6%
$42,040,000
6.5%
$38,810,000
7%
$36,035,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$46,005,000
Current use
RETAIL STORES
$48,945,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$41,055,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$36.43M
Range $32.78M – $40.07M · ±10% · vs last sale $36.43M (Aug 20 2024)
Last sale anchor
$36.43M
Aug 20 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
$380 / 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
$864,883
Tax year 2024
Assessed value
$73,053,663
Assessed 2024
Previous assessed
$73,053,663
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$32,991,977
Assessed improvement
$40,061,686
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
1929
Construction
CONCRETE
Heating
NONE
Stories
5
Units
1
Rooms
158
Bathrooms
10
Total area
95,976 SF
Lot
0.49 ac (21,450 SF)
Zoning code
C3OSD
APN
3735 -005
UPID
US09-5749475
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C3OSD · San Francisco, CA
Zoning C3OSD · permitted uses
C3OSD · 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
$46.0M
RETAIL STORES
Est. value
$48.9M
COMMERCIAL (GENERAL)
Est. value
$41.1M
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
1929
Construction
CONCRETE
Heating
NONE
Stories
5
Units
1
Rooms
158
Bathrooms
10
Lot
0.49 ac
Current owner
From public records · entity-resolved
631 Howard Owner LLC
Entity
Mailing address
13155 NOEL RD STE 500TH DALLAS
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2024
$36,425,000
631 Howard Owner LLC
631 Howard LLC
Grant Deed
—
Jul 18, 2014
—
631 Howard LLC
Dwf III Howard LLC
Grant Deed
—
Nov 15, 2011
$22,700,000
Dwf III Howard LLC
Rreef America Reit III Corp
Grant Deed
$15,000,000 · Bank Of America
Aug 12, 2010
—
Rreef America Reit III Corp
—
Deed Of Trust
related
$7,800,000 · Swedbank
Sep 24, 2009
—
Rreef America Reit III Corp
—
Grant Deed
related
$7,800,000 · Swedbank
Jul 11, 2006
—
Rreef America Reit III Corp Ee
Rreef America Reit III Corp Ee
Quit Claim Deed
related
$7,800,000 · Lehman Brothers Bank
Dec 28, 2005
—
Transwestern Hh Investment LLC
Transwestern Rbh Howard
Quit Claim Deed
related
—
Nov 7, 2003
—
Transwestern Rbh Howard Hawtho
Terranomics Valley Square Asso
Quit Claim Deed
related
—
Sep 27, 2000
—
Transwestern Rbh Howard Hawtho
G & I Howard LLC
Grant Deed
related
—
Jul 8, 1998
—
G&i Howard LLC
Hoha Properties LLC
Grant Deed
$28,000,000 · Wells Fargo Bank
Nov 15, 1996
—
Hoha Properties LLC
631 Howard/55 Hawthorne St Ltd
Grant Deed
$18,300,000 · Wells Fargo Bank
—
—
Dwf III Howard LLC
—
Deed Of Trust
related
$47,124,500 · Bank Of America
—
—
Transwestern Rbh Howard Hawtho
—
Deed Of Trust
related
$28,500,000 · Lasalle National Bank
—
—
631 Howard
—
Deed Of Trust
related
$20,000 · The National Ban
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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