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Property profile & analytics
OFF-MARKET
Estimated value
$5,495,000
Office buildings
665 Grant Ave 669 San Francisco, CA 94108-2401
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-5852453
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1908
Construction
TILT-UP CONCRETE
Total area
10,114 SF
Lot
0.05 ac (2,360 SF)
Zoning code
CVR
APN
0242 -001
UPID
US09-5852453
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
$5.54M
CAP Approach
CAP
$4.09M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$5.50M
Owner & transaction history
Chinese Culture Fndn Of San Francis · 2 yrs held
Chinese Culture Fndn Of San Francis
since 2023
Last sale
$5.5M
5 recorded transactions
Zoning & alternative use
CVR · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$8.0M
+2.3%
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
$5,435,000
ML approach
$5,540,000
CAP Approach
CAP Return
Estimation
6%
$4,430,000
6.5%
$4,090,000
7%
$3,800,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,780,000
Current use
RETAIL STORES
$7,960,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$5.50M
Range $4.95M – $6.04M · ±10% · vs last sale $5.50M (Nov 21 2023)
Last sale anchor
$5.50M
Nov 21 2023
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
$543 / 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
$8,534
Tax year 2024
Assessed value
$661,162
Assessed 2024
Previous assessed
$661,162
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$263,184
Assessed improvement
$397,978
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
1908
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
12
Bathrooms
7
Total area
10,114 SF
Lot
0.05 ac (2,360 SF)
Zoning code
CVR
APN
0242 -001
UPID
US09-5852453
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CVR · San Francisco, CA
Zoning CVR · permitted uses
CVR · 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
$7.8M
RETAIL STORES
Est. value
$8.0M
OFFICE BUILDING Current
RETAIL STORES
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
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
2
Rooms
12
Bathrooms
7
Lot
0.05 ac
Current owner
From public records · entity-resolved
Chinese Culture Fndn Of San Francis
Individual
Mailing address
665 GRANT AVE #669, SAN FRANCISCO, CA 94108-2401
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2023
$5,500,000
Chinese Culture Fndn Of San Francis
Betty Jean Louie II Limited Partner
Grant Deed
$4,775,020 · City And County Of San Francisco
Mar 15, 2010
—
Betty Jean Louie LP II
Louie,sinclair & May
Quit Claim Deed
related
—
Feb 5, 2010
—
Sinclair Louie
Louie Family 1992 Trust
Quit Claim Deed
related
—
Oct 26, 1992
—
Louie Sinclair&may Trustee
Louie,sinclair &
Quit Claim Deed
related
—
—
—
Louie Sinclair
—
Deed Of Trust
related
$500,000 · Bank Of The Orient
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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