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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Residential income homes
8 Cypress St 14 San Francisco, CA 94110-3951
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-5876049
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1908
Construction
WOOD
Total area
2,816 SF
Lot
0.1 ac (4,485 SF)
Zoning code
RM2
APN
6518 -024
UPID
US09-5876049
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$895k
Owner & transaction history
Yamerica LLC · 4 yrs held
Yamerica LLC
since 2022
7 recorded transactions
Zoning & alternative use
RM2 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
PLANNING CODE
Top alternative use upside
Office building
$1.4M
+39.5%
Retail stores
$1.1M
+13.1%
Commercial (general)
$1.0M
+5.0%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$970,000
Current use
OFFICE BUILDING
$1,350,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$1,095,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,015,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$895k
Range $806k – $985k · ±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
$318 / 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
$22,669
Tax year 2024
Assessed value
$1,823,869
Assessed 2024
Previous assessed
$1,823,869
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,276,709
Assessed improvement
$547,160
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
16
Bathrooms
4
Total area
2,816 SF
Lot
0.1 ac (4,485 SF)
Zoning code
RM2
APN
6518 -024
UPID
US09-5876049
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM2 · San Francisco, CAZoning RM2 · permitted uses
RM2 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$970,000
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (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
1908
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Rooms
16
Bathrooms
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
Yamerica LLC
Entity
Mailing address
8 HONEY HL RD, ORINDA, CA 94563-1512
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2022
—
Yamerica LLC
Jin Yang
Grant Deed
—
Mar 24, 2021
—
Jin Yang
Yamerica LLC
Grant Deed
—
Oct 25, 2018
—
Yamerica LLC
Yang,jin
Quit Claim Deed
related
—
Nov 17, 2017
—
Jin Yang
Liu,peter Z
Quit Claim Deed
related
—
Nov 17, 2017
$1,635,000
Jin Yang
Lew,yiu W & Po S
Grant Deed
$704,000 · Bank Of America
Apr 5, 2002
$450,000
Yiu W Lew
Yu,alexandrina
Grant Deed
$300,000 · East West Bank
Dec 30, 1993
—
Alexandrina Yu
Yu,a.
Quit Claim Deed
related
—
—
—
Alexandrina Yu
—
Deed Of Trust
related
$192,000 · All Pacific Mortgage Corp
—
—
Ben K Lew
—
Deed Of Trust
related
$290,000 · Bank Of America
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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