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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Industrial properties
76 Moss St San Francisco, CA 94103-4008
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-5823538
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1907
Construction
WOOD
Total area
3,420 SF
Lot
0.05 ac (2,000 SF)
Zoning code
RED
APN
3731 -055
UPID
US09-5823538
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
$895k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$745k
Owner & transaction history
76 Moss LLC · 3 yrs held
76 Moss LLC
since 2022
7 recorded transactions
Zoning & alternative use
RED · San Francisco, CA
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%
$970,000
6.5%
$895,000
7%
$830,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,030,000
Current use
COMMERCIAL (GENERAL)
$1,025,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$880,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±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
$218 / 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
$20,209
Tax year 2024
Assessed value
$1,569,304
Assessed 2024
Previous assessed
$1,569,304
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,071,772
Assessed improvement
$497,532
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1907
Construction
WOOD
Heating
NONE
Stories
2
Rooms
2
Bathrooms
2
Total area
3,420 SF
Lot
0.05 ac (2,000 SF)
Zoning code
RED
APN
3731 -055
UPID
US09-5823538
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RED · San Francisco, CAZoning RED · permitted uses
RED · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PLANNING CODE
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$880,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
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
1907
Construction
WOOD
Heating
NONE
Stories
2
Rooms
2
Bathrooms
2
Lot
0.05 ac
Current owner
From public records · entity-resolved
76 Moss LLC
Entity
Mailing address
76 MOSS ST, SAN FRANCISCO, CA 94103-4008
Mailing matches property
Yes
Owner-occupied
Yes
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2022
—
76 Moss LLC
Jake Moritz
Grant Deed
—
Nov 20, 2018
$1,400,000
Jake Moritz
Dubier Pamela J 2011 Trust
Grant Deed
—
May 17, 2011
—
Dubier Pamela J 2011 Trust
Dubier Pamela J Trust
Quit Claim Deed
related
—
Jul 18, 2007
$900,000
Dubler Pamela J Trust
Rosenfeld,mitchell & Sachiko
Grant Deed
$650,000 · Bank Of The Orient
Jul 20, 2004
$539,000
Mitchell Rosemfeld
Hixon,steve
Grant Deed
$300,000 · Christopher E Hobson INC
Jun 20, 1997
—
Jeffrey M Hixon
Hixon,helen
Quit Claim Deed
related
—
Jun 20, 1997
$40,000
Hixon,steve
Hixon,jeffrey M
Trustees Deed
related
$100,000 · Comunity Lending INC
Aug 25, 1992
—
Michael Lacina
Lacina,michael J
Quit Claim Deed
related
—
—
—
Dubier Pamela J 2011 Trust
—
Deed Of Trust
related
$224,000 · Mortgage Capital Dev Corp
—
—
Mitchell Rosenfeld
—
Deed Of Trust
related
$291,000 · Trust Deed Investments INC
—
—
Steve Hixon
—
Deed Of Trust
related
$75,000 · Wells Fargo Bank
—
—
Dubier Pamela J 2011 Trust
—
Deed Of Trust
related
$216,613 · City National Bank
—
—
Dubier Pamela J 2011 Trust
—
Deed Of Trust
related
$395,000 · City National Bank
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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