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Property profile & analytics
FOR LEASE
Office buildings
655 Montgomery St San Francisco, CA 94111
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5843440
For Lease
1 / 5
$15,985,000
655 Montgomery St, San Francisco, CA 94111
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
TILT-UP CONCRETE
Total area
242,197 SF
Lot
0.4 ac (17,402 SF)
Zoning code
C3O
APN
0208 -028
UPID
US09-5843440
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
-
Sendoso (Bike/Boat/Book/etc) Store Corporate Office
-
97th Floor Advertising Agency Marketing & Advertising
-
WeWork Office Space & Coworking Coworking & Hybrid Office
-
ImpactAdvisor LLC Financial Advisor
-
Knox Lane Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.99M
Owner & transaction history
Erin M Andrade · 3 yrs held
Erin M Andrade
since 2023
7 recorded transactions
Zoning & alternative use
C3O · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$66 / 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
$2,652,431
Tax year 2024
Assessed value
$223,869,364
Assessed 2024
Previous assessed
$223,869,364
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$89,547,745
Assessed improvement
$134,321,619
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
For Lease
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
21
Units
1
Total area
242,197 SF
Lot
0.4 ac (17,402 SF)
Zoning code
C3O
APN
0208 -028
UPID
US09-5843440
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.
Building & site characteristics
From public records
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
21
Units
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Erin M Andrade
Individual
Mailing address
200 STATE ST, BOSTON, MA 02109-2605
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2023
—
Erin M Andrade
Jim Nord
Grant Deed
—
May 9, 2019
$191,500,000
Bcal 655 Montgomery Prop LLC
Dpf 655 Montgomery LP
Trustees Deed
$76,600,000 · Metlife R/e Lndg LLC
Sep 7, 2017
—
Dpf 655 Montgomery LP
—
Deed
related
$110,600,000 · Morgan Stanley Cap Mtg Hldgs L
Nov 12, 2013
$109,710,000
Dpf 655 Montgomery LP
655 Mw Tower LLC
Grant Deed
related
—
Mar 4, 2011
—
Yellow Brick R & E Cap I LLC
Bre Of Mwt LLC
Grant Deed
related
—
Dec 16, 2010
$80,000,000
655 Mw Tower LLC
Montgomery-washington Tower
Grant Deed
—
Jun 5, 2006
—
Montgomery-washington Tower
Montgomery Washington
Quit Claim Deed
related
$65,000,000 · Citigroup Global Markets Realt
—
—
Dpf 655 Montgomery Lease Mgmt
—
Deed Of Trust
related
$65,000,000 · Yellow Brick R/e Cap I LLC
—
—
Dpf 655 Montgomery LP
—
Deed Of Trust
related
$110,600,000 · Morgan Stanley Cap Mtg Hldgs L
—
—
Tai Ming Company
—
Deed Of Trust
related
$500,000 · United Savings Bank
—
—
Montgomery Washington LP
—
Deed Of Trust
related
$54,000,000 · Massachusetts Mutual Life Ins
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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