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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Warehouses
451 Victory Ave Ste 4, South San Francisco, CA 94080-6360
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1249998
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Total area
2,208 SF
Lot
0.05 ac (2,208 SF)
Zoning code
ML00M1
APN
103-320-110
UPID
US09-1249998
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
$919k
Blend (final)
Blend
$800k
Owner & transaction history
Roger And Mary Peters Survivors Tru · 1 yrs held
Roger And Mary Peters Survivors Tru
since 2025
7 recorded transactions
Zoning & alternative use
ML00M1 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+25.5%
Retail stores
$1.1M
+18.2%
Commercial (general)
$1.0M
+7.5%
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 South San Francisco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
WAREHOUSE, STORAGE
$950,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,190,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$1,125,000
Change: +18% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,020,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,005,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$800k
Range $720k – $880k · ±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
$362 / 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
$5,560
Tax year 2024
Assessed value
$431,575
Assessed 2024
Previous assessed
$431,575
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$125,392
Assessed improvement
$306,183
Applied tax rate
13.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1991
Heating
NONE
Total area
2,208 SF
Lot
0.05 ac (2,208 SF)
Zoning code
ML00M1
APN
103-320-110
UPID
US09-1249998
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
ML00M1 · South San Francisco, CA
Zoning ML00M1 · permitted uses
ML00M1 · South San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South San Francisco. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.0M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1991
Heating
NONE
Lot
0.05 ac
Current owner
From public records · entity-resolved
Roger And Mary Peters Survivors Tru
Individual
Free & Clear · 1 yrs held
Mailing address
288 ALTA VIS DR, SOUTH SAN FRANCISCO, CA 94080-5701
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2025
—
Roger And Mary Peters Survivors Tru
Roger D Peters & Mary Anne Christin
Deed
related
—
Jun 16, 2017
—
B,roger D P Trust
Peters Roger D & Mary A C
Quit Claim Deed
related
—
Nov 10, 2015
—
Mary A C Peters
Peters,roger D
Affidavit Of Death
related
—
May 19, 1997
—
Peters Trust
Peters,roger D & Mary A
Quit Claim Deed
related
—
Apr 21, 1997
—
Roger D Peters
Peters,roger D & Mary A
Quit Claim Deed
related
—
Jun 5, 1996
$265,000
Peters Roger D
South San Francisco
Grant Deed
—
—
—
San Francisco Jv South
—
Deed Of Trust
related
$720,000 · First National Bank Daly City
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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