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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Residential income homes
859 Van Ness Ave 861 San Francisco, CA 94110-1910
Trust Owned
8-yr Hold
Property ID
US09-5768018
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1900
Construction
WOOD
Total area
4,495 SF
Lot
0.06 ac (2,692 SF)
Zoning code
RH3
APN
3594 -020
UPID
US09-5768018
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
$1.38M
Owner & transaction history
Peretz-chami Family Trust · 8 yrs held
Peretz-chami Family Trust
since 2018
7 recorded transactions
Zoning & alternative use
RH3 · San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
PLANNING CODE
Top alternative use upside
Office building
$2.2M
+39.5%
Retail stores
$1.8M
+13.1%
Commercial (general)
$1.6M
+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)
$1,545,000
Current use
OFFICE BUILDING
$2,155,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$1,750,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,620,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±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
$306 / 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
$36,213
Tax year 2024
Assessed value
$2,987,113
Assessed 2024
Previous assessed
$2,987,113
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,530,490
Assessed improvement
$1,456,623
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
1900
Construction
WOOD
Heating
NONE
Stories
3
Units
4
Rooms
17
Bathrooms
3
Total area
4,495 SF
Lot
0.06 ac (2,692 SF)
Zoning code
RH3
APN
3594 -020
UPID
US09-5768018
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH3 · San Francisco, CAZoning RH3 · permitted uses
RH3 · 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
$1.5M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
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
1900
Construction
WOOD
Heating
NONE
Stories
3
Units
4
Rooms
17
Bathrooms
3
Lot
0.06 ac
Current owner
From public records · entity-resolved
Peretz-chami Family Trust
Trust
Mailing address
1667 E LINCOLN AVE, ORANGE, CA 92865-1929
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2018
$1,960,000
Peretz-chami Family Trust
Optimal Partners Gp +
Grant Deed
—
Nov 9, 2016
$1,200,000
Optimal Partners Gp
859 South Van Ness Investors L
Grant Deed
—
Aug 18, 2016
—
Cecilia P Danielian
Parajon G F & L P Trust
Quit Claim Deed
related
—
Jul 1, 2014
—
Parajon G F & L P Trust
Parajon,guillermo P
Affidavit Of Death
related
—
Jul 22, 2004
—
Parajon,tr
Parajon,guillermo F & Luisa P
Quit Claim Deed
related
—
—
—
Yosef Peretz
—
Deed Of Trust
related
$375,000 · Ici Lndg
—
—
Courthouse Ventures INC
—
Deed Of Trust
related
$241,054 · Daniel J Rosenbledt
—
—
Peretz-chami Family Trust
—
Deed Of Trust
related
$1,372,000 · First Foun Bk
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.
Try Rey
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