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Property profile & analytics
OFF-MARKET
Estimated value
$48,995,000
Hotels
940 Sutter St San Francisco, CA 94109-6025
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6109387
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1925
Construction
TILT-UP CONCRETE
Total area
51,657 SF
Lot
0.19 ac (8,180 SF)
Zoning code
RC4
APN
0280 -009
UPID
US09-6109387
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
Current use
Occupant on record · Public records
-
Hotel Vertigo Hotel & Motel
-
Hotel Julian Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$49.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$32.36M
Blend (final)
Blend
$49.00M
Owner & transaction history
Hj Sf Holdings LLC · 2 yrs held
Hj Sf Holdings LLC
since 2024
Last sale
$49.0M
7 recorded transactions
Zoning & alternative use
RC4 · 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
$48,995,000
ML approach
$48,995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$49.00M
Range $44.10M – $53.89M · ±10% · vs last sale $48.99M (Jun 12 2024)
Last sale anchor
$48.99M
Jun 12 2024
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
$948 / 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
$618,292
Tax year 2024
Assessed value
$52,626,946
Assessed 2024
Previous assessed
$52,626,946
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$30,128,236
Assessed improvement
$22,498,710
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
6
Units
110
Rooms
113
Bathrooms
110
Total area
51,657 SF
Lot
0.19 ac (8,180 SF)
Zoning code
RC4
APN
0280 -009
UPID
US09-6109387
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RC4 · San Francisco, CA
Zoning RC4 · permitted uses
RC4 · 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.
Building & site characteristics
From public records
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
6
Units
110
Rooms
113
Bathrooms
110
Lot
0.19 ac
Current owner
From public records · entity-resolved
Hj Sf Holdings LLC
Entity
Mailing address
5949 W SHERRY LN STE #1255, DALLAS, TX 75225-8067
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2024
—
Hj Sf Holdings LLC
Sf Vertigo LLC
Intrafamily Transfer
related
—
Apr 9, 2019
$48,994,500
Sf Vertigo LLC
Apic Hotel Vertigo LLC
Grant Deed
$112,745,967 · Acore Cap Mtg LP
Oct 31, 2016
—
Apic Hotel Vertigo LLC
—
Deed
related
$40,000,000 · United Overseas Bk
Dec 16, 2010
$9,698,000
Apic Hotel Vertigo LLC
Partners Vi Vertigo Owner LLC
Grant Deed
$11,250,000 · Tang Dynasty Pte Ltd
Dec 2, 2010
$11,442,500
Partners Vi Vertigo Owner LLC
Cress Cre Cdo-940 Sutter
Grant Deed
—
May 21, 2010
$10,378,000
Cre Cdo-940 Sutter Cress
First American Title Ins
Trustees Deed
—
Aug 25, 2008
—
Personality Hotels III LLC
—
Deed Of Trust
related
$75,900,000 · Nomura Credit & Capital INC
Mar 30, 2007
$12,000,000
Personality Hotels III LLC
Amcan 1594 II LLC
Grant Deed
$75,900,000 · Nomura Credit & Capital INC
Dec 31, 2001
—
Amcan 1594 II LLC
Prima Hotels
Grant Deed
related
—
Sep 16, 1994
—
Chiu Trust
First Bank Missouri
Grant Deed
$3,840,000 · Seller
—
—
Prima Hotels
—
Deed Of Trust
related
$4,354,000 · Deutsch Bank
—
—
York Hotel Ltd
—
Deed Of Trust
related
$1,670,000 · Pacific National Bank
—
—
York Hotel Ltd
—
Deed Of Trust
related
$1,158,000 · Pacific National Bank
—
—
York Hotel Ltd
—
Deed Of Trust
related
$21,000 · Us Small Business Admn
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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