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Property profile & analytics
OFF-MARKET
Estimated value
$5,325,000
Office buildings
633 Howard St 639 San Francisco, CA 94105-3903
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5749412
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
TILT-UP CONCRETE
Total area
16,846 SF
Lot
0.13 ac (5,637 SF)
Zoning code
C3OSD
APN
3735 -050
UPID
US09-5749412
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
-
Vineti, Inc Corporate Office
-
Aurapro Designs Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.65M
CAP Approach
CAP
$6.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.33M
Owner & transaction history
Clarkson Law Firm PC · 1 yrs held
Clarkson Law Firm PC
since 2025
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
C3OSD · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$8.6M
+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
$5,775,000
ML approach
$5,645,000
CAP Approach
CAP Return
Estimation
6%
$7,380,000
6.5%
$6,810,000
7%
$6,325,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,075,000
Current use
RETAIL STORES
$8,590,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,205,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$5.33M
Range $4.79M – $5.86M · ±10% · vs last sale $4.20M (Apr 3 2025)
Last sale anchor
$4.20M
Apr 3 2025
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
$152,909
Tax year 2024
Assessed value
$12,755,957
Assessed 2024
Previous assessed
$12,755,957
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$9,409,402
Assessed improvement
$3,346,555
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Rooms
8
Bathrooms
9
Total area
16,846 SF
Lot
0.13 ac (5,637 SF)
Zoning code
C3OSD
APN
3735 -050
UPID
US09-5749412
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
$8.1M
RETAIL STORES
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$7.2M
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Rooms
8
Bathrooms
9
Lot
0.13 ac
Current owner
From public records · entity-resolved
Clarkson Law Firm PC
Individual
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2025
—
Clarkson Law Firm PC
Howard LLC
Deed
$1,721,000 · The Mortgage Capital Development Corp
Apr 3, 2025
$4,200,000
633 Howard LLC
Hcp Properties INC
Grant Deed
$2,100,000 · Western Alliance Bank
Apr 1, 2024
$4,023,251
Hcp Properties INC
Frontal Ew Howard LLC
Trustees Deed
related
—
Jun 19, 2018
$11,435,000
Frontal Ew Howard LLC
633 Howard Street LLC
Grant Deed
—
Apr 4, 2000
—
633 Howard Street LLC
633 Howard Street Assoc LP
Quit Claim Deed
related
$1,864,000 · Bank Of America Community Dev
Mar 25, 2000
—
633 Howard St. Assn LP
Howell Investment INC
Grant Deed
$1,940,000 · East West Bank
Jul 8, 1988
$1,050,000
Howell Investmen
Conne
Grant Deed
—
—
—
Howell Investment INC
—
Deed Of Trust
related
$600,000 · Shapghal Commercial Bank Ltd
—
—
633 Howard Street LLC
—
Deed Of Trust
related
$735,000 · Bank Of America
—
—
633 Howard Street LLC
—
Deed Of Trust
related
$1,915,900 · Zions First 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.
Try Rey
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