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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Assisted living facilities
658 Shotwell St 666 San Francisco, CA 94110-2624
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5732230
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1908
Construction
WOOD
Total area
8,197 SF
Lot
0.21 ac (9,186 SF)
Zoning code
RH3
APN
3611 -062
UPID
US09-5732230
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
-
Friendly General Contractor 2000 Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$632k
Blend (final)
Blend
$550k
Owner & transaction history
First Republic Bank · 3 yrs held
First Republic Bank
since 2022
6 recorded transactions
Zoning & alternative use
RH3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$665,000
+81.5%
Medical building
$510,000
+39.0%
Warehouse, storage
$430,000
+17.2%
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
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$370,000
Current use
APARTMENT HOUSE (5+ UNITS)
$665,000
Change: +81% · Conversion: Difficult
MEDICAL BUILDING
$510,000
Change: +39% · Conversion: Difficult
WAREHOUSE, STORAGE
$430,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$385,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$67 / 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
$63,629
Tax year 2024
Assessed value
$5,364,297
Assessed 2024
Previous assessed
$5,364,297
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,189,797
Assessed improvement
$2,174,500
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
23
Rooms
9
Bathrooms
5
Total area
8,197 SF
Lot
0.21 ac (9,186 SF)
Zoning code
RH3
APN
3611 -062
UPID
US09-5732230
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH3 · San Francisco, CA
Zoning RH3 · permitted uses
RH3 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$370,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$665,000
MEDICAL BUILDING
Est. value
$510,000
WAREHOUSE, STORAGE
Est. value
$430,000
OFFICE BUILDING
Est. value
$385,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
23
Rooms
9
Bathrooms
5
Lot
0.21 ac
Current owner
From public records · entity-resolved
First Republic Bank
Entity
Mailing address
3201 DANVILLE BLVD STE #265, ALAMO, CA 94507-1917
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
—
First Republic Bank
Oryx Aahs Shotwell Property LLC
Assignment Of Lease (leasehold Sale)
$5,250,000 · First Republic Bank
Sep 29, 2020
—
Oryx Aahs Shotwell Prop LLC
—
Deed Of Trust
related
$4,950,000 · Fremont Bk
Jan 30, 2020
$3,500,000
Oryx Aahs Shotwell Prop LLC
Morning Star Residence LLC
Grant Deed
—
Dec 27, 2006
—
Morning Star Residence LLC
Mateo Trust
Grant Deed
related
—
Sep 2, 1998
—
Mateo Trust
Mateo,flordelino T & Natividad C
Quit Claim Deed
related
—
Apr 10, 1996
—
Mateo Trust
Mateo,flordelino T & Natividad C
Quit Claim Deed
related
—
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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