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Property profile & analytics
OFF-MARKET
Estimated value
$8,595,000
Warehouses
1140 San Mateo Ave South San Francisco, CA 94080-6602
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0794950
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Total area
24,768 SF
Lot
0.88 ac (38,394 SF)
Zoning code
MH00M2
APN
015-164-310
UPID
US09-0794950
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
-
Royal Laundry (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.71M
Blend (final)
Blend
$8.60M
Owner & transaction history
Kenn T Edwards · 2 yrs held
Kenn T Edwards
since 2023
7 recorded transactions
Zoning & alternative use
MH00M2 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$13.4M
+25.5%
Retail stores
$12.6M
+18.2%
Commercial (general)
$11.4M
+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
$10,650,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,365,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$12,595,000
Change: +18% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,445,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,250,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$8.60M
Range $7.74M – $9.45M · ±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
$347 / 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
$67,306
Tax year 2024
Assessed value
$5,032,966
Assessed 2024
Previous assessed
$5,032,966
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,665,581
Assessed improvement
$3,367,385
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
1973
Heating
NONE
Total area
24,768 SF
Lot
0.88 ac (38,394 SF)
Zoning code
MH00M2
APN
015-164-310
UPID
US09-0794950
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
MH00M2 · South San Francisco, CA
Zoning MH00M2 · permitted uses
MH00M2 · 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
$10.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.4M
RETAIL STORES
Est. value
$12.6M
COMMERCIAL (GENERAL)
Est. value
$11.4M
AUTO REPAIR, GARAGE
Est. value
$11.3M
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
1973
Heating
NONE
Lot
0.88 ac
Current owner
From public records · entity-resolved
Kenn T Edwards
Individual
Mailing address
555 LAUREL AVE APT #605, SAN MATEO, CA 94401-4153
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jul 26, 2023
—
Kenn T Edwards
Kenn T Edwards
Intrafamily Transfer
related
—
Jun 24, 2008
—
Edwards K T & L E 2000 Trust
American Etc INC
Grant Deed
related
$1,340,000 · Bank Of The West
Sep 17, 2001
$3,475,000
Edwards Trust
T D S C Partnership
Grant Deed
$1,350,000 · Wells Fargo Bank
May 15, 2000
—
Siegel Trust
S,sue J INC
Quit Claim Deed
related
—
May 15, 2000
$2,520,000
T D S C Partnership
Siegel Trust
Trustees Deed
$1,740,000 · Wells Fargo Bank
—
—
Edwards K T & L E 2000 Trust
—
Deed Of Trust
related
$660,000 · Bank Of The West
—
—
Siegel Trust
—
Deed Of Trust
related
$675,000 · Guarantee Life Insurance Co
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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