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Property profile & analytics
OFF-MARKET
Estimated value
$3,735,000
Office Spaces
728 Pacific Ave Ste 201 San Francisco, CA 94133-4449
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6146209
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1985
Construction
STEEL FRAME
Total area
12,450 SF
Zoning code
CRNC
APN
0161 -051
UPID
US09-6146209
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
by Request
CAP Approach
CAP
$5.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.74M
Owner & transaction history
North East Medical Services · 12 yrs held
North East Medical Services
since 2014
6 recorded transactions
Zoning & alternative use
CRNC · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,455,000
6.5%
$5,035,000
7%
$4,675,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,970,000
Current use
RETAIL STORES
$5,425,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$5,325,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$3.74M
Range $3.36M – $4.11M · ±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
$300 / 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
$655
Tax year 2024
Assessed value
$11,897,283
Assessed 2024
Previous assessed
$11,897,283
+0.0% YoY
Effective rate
0.01%
On assessed value
Assessed land
$3,605,478
Assessed improvement
$8,291,805
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
NONE
Stories
7
Total area
12,450 SF
Zoning code
CRNC
APN
0161 -051
UPID
US09-6146209
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CRNC · San Francisco, CA
Zoning CRNC · permitted uses
CRNC · 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
$6.0M
RETAIL STORES
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
OFFICE BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1985
Construction
STEEL FRAME
Heating
NONE
Stories
7
Current owner
From public records · entity-resolved
North East Medical Services
Individual
Mailing address
2171 JUNIPERO SERRA BLVD #2, DALY CITY, CA 94014-1906
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
May 7, 2014
$4,300,000
North East Medical Services
Tsang E W & Poo W Trust
Grant Deed
—
Nov 1, 2004
$1,850,000
Tsang Eddie W 2002 Trust
Miriwa Center Investments
Grant Deed
$1,202,500 · Trans Pacific National Bank
Sep 11, 1997
—
Miriwa Center Investments
—
Deed Of Trust
related
$3,000,000 · International Commercial Bank
Sep 29, 1995
—
Miriwa Center Investments
—
Deed Of Trust
related
$3,000,000 · China Trust Bank Of California
—
—
Miriwa Center Investments
—
Deed Of Trust
related
$3,440,000 · East West Bank
—
—
Tsang E W & Poo W 2002 Trust
—
Deed Of Trust
related
$750,000 · Evergreen Advantage LLC
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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