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Property profile & analytics
OFF-MARKET
Estimated value
$4,080,000
Apartment buildings
740 Monterey Blvd San Francisco, CA 94127-2234
Individually Owned
1-yr Hold
Absentee Owner
Property ID
US09-6147560
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Construction
WOOD
Total area
17,646 SF
Lot
0.29 ac (12,500 SF)
Zoning code
RM1
APN
3095 -011
UPID
US09-6147560
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
-
Celtic Dog Walker Dog Walker
-
FS Bay Area Limo Service Limousine Service Service Establishment
-
Ind Astrologer Shankar Shastry Astrologer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.08M
Owner & transaction history
Scott R Frank · 1 yrs held
Scott R Frank
since 2025
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
RM1 · 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
$4,145,000
ML approach
$4,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,455,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$4.08M
Range $3.67M – $4.49M · ±10% · vs last sale $3.98M (Feb 11 2025)
Last sale anchor
$3.98M
Feb 11 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
$231 / 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
$64,629
Tax year 2024
Assessed value
$5,341,976
Assessed 2024
Previous assessed
$5,341,976
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,199,382
Assessed improvement
$2,142,594
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Stories
2
Units
24
Rooms
72
Bathrooms
24
Total area
17,646 SF
Lot
0.29 ac (12,500 SF)
Zoning code
RM1
APN
3095 -011
UPID
US09-6147560
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM1 · San Francisco, CA
Zoning RM1 · permitted uses
RM1 · 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
INDUSTRIAL (GENERAL)
Est. value
$5.5M
INDUSTRIAL (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
1965
Construction
WOOD
Heating
NONE
Stories
2
Units
24
Rooms
72
Bathrooms
24
Lot
0.29 ac
Current owner
From public records · entity-resolved
Scott R Frank
Individual
Mailing address
SC PROPERTIES 311TH EL, SAN MATEO, CA 94401
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2025
—
Scott R Frank
Scott R Frank
Deed
related
—
Feb 11, 2025
—
Scott R Frank
Scott R Frank
Deed
related
—
Feb 2, 2021
—
Lynne R Frank
—
Deed
related
$2,000,000 · River City Bank
Dec 23, 2010
—
Frank Scott R 2009 Trust
Frank,scott R
Quit Claim Deed
related
—
Oct 29, 2010
—
Lynne R Frank
Frank Trust
Quit Claim Deed
related
—
Jun 29, 2010
—
Scott R Frank
Frank,lynne R
Quit Claim Deed
related
—
Jun 14, 2006
$3,980,000
Frank Trust
Menicucci,gina M
Grant Deed
$1,200,000 · Fremont Bank
Jan 17, 2006
—
Gina M Menicucci
Menicucci Properties
Quit Claim Deed
related
—
Jan 8, 2004
—
Menicucci Properties
Menicucci,allen T
Quit Claim Deed
related
$800,000 · Fremont Bank
Jun 3, 2003
—
Menicucci,tr
Menicucci,allen T
Quit Claim Deed
related
—
May 22, 2003
—
Menicucci Properties
Menicucci,tr
Quit Claim Deed
related
—
May 5, 2003
—
Menicucci,tr
Menicucci,john W
Quit Claim Deed
related
—
Apr 28, 2003
—
Menicucci,tr
Menicucci,donald F
Quit Claim Deed
related
—
Sep 30, 1999
—
Joseph Menicucci
Menicucci Trust
Quit Claim Deed
related
—
Apr 15, 1999
—
Joseph Menicucci
Menicucci Trust
Quit Claim Deed
related
—
Mar 17, 1997
—
Menicucci Trust
Menicucci Trust
Quit Claim Deed
related
—
Nov 27, 1996
$110,000
Menicucci Trust
Menicucci,joseph A
Grant Deed
related
—
Feb 18, 1994
—
Menicucci Trust
Menicucci,frank
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.
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