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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Apartment buildings
851 Guerrero St San Francisco, CA 94110-2268
Individually Owned
1-yr Hold
Absentee Owner
Property ID
US09-5732244
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1925
Construction
WOOD
Total area
10,727 SF
Lot
0.12 ac (5,250 SF)
Zoning code
RM1
APN
3608 -029
UPID
US09-5732244
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
$2.79M
Blend (final)
Blend
$2.21M
Owner & transaction history
Bruce H Allen · 1 yrs held
Bruce H Allen
since 2025
Last sale
$13,000
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
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
INDUSTRIAL (GENERAL)
$3,340,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±10% · vs last sale $13k (Jan 26 2023)
Last sale anchor
$13k
Jan 26 2023
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
$206 / 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
$27,443
Tax year 2024
Assessed value
$2,229,627
Assessed 2024
Previous assessed
$2,229,627
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$478,378
Assessed improvement
$1,751,249
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
1925
Construction
WOOD
Heating
NONE
Stories
3
Units
14
Rooms
46
Bathrooms
14
Total area
10,727 SF
Lot
0.12 ac (5,250 SF)
Zoning code
RM1
APN
3608 -029
UPID
US09-5732244
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
$3.3M
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
1925
Construction
WOOD
Heating
NONE
Stories
3
Units
14
Rooms
46
Bathrooms
14
Lot
0.12 ac
Current owner
From public records · entity-resolved
Bruce H Allen
Individual
Mailing address
180 HBR DR STE #100, SAUSALITO, CA 94965-2845
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
—
Bruce H Allen
Bruce H Allen
Deed
related
$2,600,000 · Midfirst Bank
Jan 26, 2023
—
Jack M Lapidos
Jack M Lapidos
Intrafamily Transfer
related
—
Nov 19, 2020
—
Prowitt,laidlaw Family Trust
Susan A Prowitt
Quit Claim Deed
related
—
Jul 3, 2019
—
Krepack Family Trust
Krepack,alan F & Celeste
Quit Claim Deed
related
—
Mar 31, 2017
—
Jack M Lapidos
Lapidos,janis M
Quit Claim Deed
related
$2,795,000 · First Republic Bk
Mar 26, 2008
—
Jack M Lapidos
Bruce,lisa
Quit Claim Deed
related
$2,600,000 · First Republic Bank
Feb 5, 2008
—
Alan F Krepack
Alan F Krepack Phd Psp
Quit Claim Deed
related
—
Feb 3, 2003
—
Krepack,tr
Krepack,a
Quit Claim Deed
related
—
Jan 31, 2003
—
A Krepack
Krepack,tr
Quit Claim Deed
related
—
May 5, 2000
—
Taisch Trust
Taisch,betty
Quit Claim Deed
related
—
Jan 19, 1996
—
Jack M Lapidos
Lapidos,jack M
Quit Claim Deed
related
—
Sep 15, 1995
—
Jack M Lapidos
Lapidos,jack M
Quit Claim Deed
related
$1,020,000 · World Savings Bank
Feb 2, 1995
$13,000
Allen,bruce H & Christina W
Lapidos,jack M
Trustees Deed
—
Apr 7, 1994
$177,000
Jack M Lapidos
Tarr Trust
Grant Deed
—
Mar 17, 1994
—
Tarr Trust
Tarr,james E
Quit Claim Deed
related
—
—
—
Jack M Lapidos
—
Deed Of Trust
related
$1,640,000 · Washington Mutual Fsb
—
—
James Tarr
—
Deed Of Trust
related
$1,040,000 · United Savings
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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