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Property profile & analytics
OFF-MARKET
Estimated value
$10,240,000
Warehouses
131 Maple Ave South San Francisco, CA 94080-6323
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-0218301
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1982
Total area
32,825 SF
Lot
1.35 ac (58,954 SF)
Zoning code
M1000H
APN
014-092-170
UPID
US09-0218301
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
-
Repertoire Productions IT Consulting Firm Tech Support Center
-
Production Line Studios Film Production
-
AVSuperfly Tech Support Center Rental Equipment Company
-
Merry X-Ray Medical Supply Store
-
Arey Jones Educational Solutions Tech Support Center (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.84M
Blend (final)
Blend
$10.24M
Owner & transaction history
Ashempres LLC · 2 yrs held
Ashempres LLC
since 2023
Last sale
$10.7M
7 recorded transactions
Zoning & alternative use
M1000H · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$16.7M
+18.2%
Commercial (general)
$15.2M
+7.5%
Auto repair, garage
$14.9M
+5.6%
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
$10,140,000
ML approach
$9,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$14,120,000
Current use
RETAIL STORES
$16,695,000
Change: +18% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,170,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,910,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$10.24M
Range $9.22M – $11.26M · ±10% · vs last sale $10.73M (Jul 25 2023)
Last sale anchor
$10.73M
Jul 25 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
$312 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$76,318
Tax year 2023
Assessed value
$6,503,205
Assessed 2023
Previous assessed
$6,503,205
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$3,927,680
Assessed improvement
$2,575,525
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
1982
Heating
NONE
Stories
1
Total area
32,825 SF
Lot
1.35 ac (58,954 SF)
Zoning code
M1000H
APN
014-092-170
UPID
US09-0218301
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M1000H · South San Francisco, CA
Zoning M1000H · permitted uses
M1000H · 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
$14.1M
RETAIL STORES
Est. value
$16.7M
COMMERCIAL (GENERAL)
Est. value
$15.2M
AUTO REPAIR, GARAGE
Est. value
$14.9M
WAREHOUSE, STORAGE Current
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
1982
Heating
NONE
Stories
1
Lot
1.35 ac
Current owner
From public records · entity-resolved
Ashempres LLC
Entity
Mailing address
110 EUCALYPTUS AVE, HILLSBOROUGH, CA 94010-6602
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2023
$10,730,000
Ashempres LLC
Kathleen Mahoney
Grant Deed
$5,300,000 · Comerica Bank
May 18, 2020
—
Salvarezza Family Trust
Salvarezza Family Trust
Correction Deed
related
—
Feb 21, 2020
$234,000
Salvarezza Fam Trust-byp Trust
Tooard Property LLC
Grant Deed
—
Jan 22, 2020
—
Salvarezza Family Trust
Salvarezza Tr-marital Trust
Quit Claim Deed
related
—
May 13, 2013
—
Salvarezza Family Trust
Salvarezza Family Trust
Quit Claim Deed
related
—
May 1, 2013
—
Salvarezza Family Trust
Salvarezza Family Trust
Quit Claim Deed
related
—
Oct 3, 2008
—
Salvarezza Family Trust
Salvarezza Family Trust
Quit Claim Deed
related
—
May 3, 2007
—
Salvarezza Family Trust
Salvarezza,alice J
Affidavit Of Death
related
—
Nov 30, 2006
$5,050,000
Salvarezza Family Trust
Pedrick,w Roberts & Melanie M
Grant Deed
—
Aug 3, 1988
$1,600,000
W. Pedrick
La Estrellita Mo
Trustees Deed
$1,080,000 · Bay View Federal Bank
—
—
W.&m. Pedirck JR
—
Deed Of Trust
related
$200,000 · Individual
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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