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Property profile & analytics
OFF-MARKET
Estimated value
$2,095,000
Theaters & concert halls
75 Portal Ave 85 San Francisco, CA 94127-1303
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5805804
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1925
Construction
TILT-UP CONCRETE
Total area
12,884 SF
Lot
0.92 ac (40,266 SF)
Zoning code
WPORTL
APN
2979A-019
UPID
US09-5805804
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
$2.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.10M
Owner & transaction history
Empire West Portal LLC · 5 yrs held
Empire West Portal LLC
since 2021
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
WPORTL · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+313.1%
Retail stores
$1.6M
+214.4%
Office building
$1.5M
+198.4%
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
$2,080,000
ML approach
$2,110,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,085,000
Change: +313% · Conversion: Difficult
RETAIL STORES
$1,590,000
Change: +214% · Conversion: Difficult
OFFICE BUILDING
$1,505,000
Change: +198% · Conversion: Difficult
Blend value · Realmo final
$2.10M
Range $1.89M – $2.30M · ±10% · vs last sale $2.10M (Jul 8 2021)
Last sale anchor
$2.10M
Jul 8 2021
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
$163 / 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
$26,383
Tax year 2024
Assessed value
$2,184,840
Assessed 2024
Previous assessed
$2,184,840
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,529,388
Assessed improvement
$655,452
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
4
Rooms
4
Bathrooms
4
Total area
12,884 SF
Lot
0.92 ac (40,266 SF)
Zoning code
WPORTL
APN
2979A-019
UPID
US09-5805804
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
WPORTL · San Francisco, CA
Zoning WPORTL · permitted uses
WPORTL · 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
COMMERCIAL (GENERAL)
Est. value
$2.1M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
RETAIL STORES
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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
4
Rooms
4
Bathrooms
4
Lot
0.92 ac
Current owner
From public records · entity-resolved
Empire West Portal LLC
Entity
Free & Clear · 5 yrs held
Mailing address
101 MONTGOMERY ST STE #888, SAN FRANCISCO, CA 94104-4149
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2021
$2,100,000
Empire West Portal LLC
Michael Roth Appleton
Grant Deed
—
Jul 8, 2021
—
Jesse D Appleton
Nancy Appleton
Intrafamily Transfer
related
—
Mar 11, 2021
$220,000
Jesse D Appleton
Robert O Appleton JR
Quit Claim Deed
related
—
May 21, 2020
—
Appleton-sawyer Trust
Ppleton Family Trust
Quit Claim Deed
related
—
Oct 9, 2018
—
Appleton Family Trust
Appleton,robert O & Leslie R
Affidavit Of Death
related
—
Jul 7, 2017
—
Shapiro,paula Living Trust
Shapiro,paula
Quit Claim Deed
related
—
Nov 24, 2014
—
Miller,shapiro Family Trust
Steiner N & J 1977 Trust
Grant Deed
related
—
Mar 17, 2010
—
Miller Shapiro Family Trust
Shapiro,leslie
Quit Claim Deed
related
—
Jul 11, 2008
—
Paula Shapiro
Shapiro P O 2006 Trust
Quit Claim Deed
related
—
May 16, 2006
—
Shapiro Patricia O 2006 Trust
Shapiro,patricia O
Quit Claim Deed
related
—
Sep 27, 2001
—
Rebecca O Lovell Estate
Rebecca O Lovell Estate
Quit Claim Deed
related
—
Apr 18, 2000
—
Rawlins Trust
Rawlins,susan E
Quit Claim Deed
related
—
—
—
Century Theatres INC
—
Loan Modification
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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