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Property profile & analytics
OFF-MARKET
Apartment buildings
132 Southwood Ctr South San Francisco, CA 94080-4250
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2394553
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Total area
5,440 SF
Lot
0.15 ac (6,566 SF)
APN
013-044-030
UPID
US09-2394553
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
by Request
Owner & transaction history
2xre LLC
2xre LLC
since 2025
7 recorded transactions
Zoning & alternative use
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,411
Tax year 2024
Assessed value
$199,281
Assessed 2024
Previous assessed
$199,281
+0.0% YoY
Effective rate
3.72%
On assessed value
Assessed land
$52,343
Assessed improvement
$146,938
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1958
Heating
NONE
Stories
2
Units
8
Rooms
21
Bathrooms
7
Total area
5,440 SF
Lot
0.15 ac (6,566 SF)
APN
013-044-030
UPID
US09-2394553
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1958
Heating
NONE
Stories
2
Units
8
Rooms
21
Bathrooms
7
Lot
0.15 ac
Current owner
From public records · entity-resolved
2xre LLC
Entity
Mailing address
1101 RAMBLEWOOD WAY, SAN MATEO, CA 94403-4917
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2025
$2,000,000
2xre LLC
132 Southwood LLC
Grant Deed
$1,000,000 · 132 Southwood LLC
Dec 28, 2021
—
132 Southwood LLC
49er Southwood LLC
Grant Deed
$3,724,000 · Ready Capital Corp
Oct 1, 2021
—
49er Southwood LLC
John F Nicolini
Grant Deed
—
Aug 10, 2020
—
Nicolini 2019 Family Trust
John F Nicolini
Quit Claim Deed
related
—
Oct 24, 2019
—
Peluffo,doreen D Trust
Doreen D Peluffo
Quit Claim Deed
related
—
Aug 22, 2019
—
Doreen D Peluffo
Bypass F & D N Trust
Quit Claim Deed
related
—
May 12, 2017
—
Survivors Frederick & Doris N Trust
Nicolini Frederick & Dori
Quit Claim Deed
related
—
Mar 8, 2017
—
Nicolini,frederick & D Trust
Nicolini,frederick
Quit Claim Deed
related
—
May 15, 2000
—
Nicolini Trust
Nicolini,frederick & Doris
Quit Claim Deed
related
—
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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