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Property profile & analytics
OFF-MARKET
Estimated value
$1,785,000
Apartment buildings
14 Magnolia Ave South San Francisco, CA 94080-3441
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0161175
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Total area
5,878 SF
Lot
0.14 ac (6,000 SF)
APN
012-271-010
UPID
US09-0161175
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
$1.79M
CAP Approach
CAP
$2.46M
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$1.79M
Owner & transaction history
Lawrence J Toboni · 4 yrs held
Lawrence J Toboni
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+60.3%
Auto repair, garage
$2.7M
+57.6%
Warehouse, storage
$2.5M
+49.2%
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
$1,655,000
ML approach
$1,790,000
CAP Approach
CAP Return
Estimation
6%
$2,665,000
6.5%
$2,460,000
7%
$2,285,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,695,000
Current use
COMMERCIAL (GENERAL)
$2,715,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,670,000
Change: +58% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,530,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$1.79M
Range $1.61M – $1.96M · ±10% · vs last sale $1.85M (Jun 9 2022)
Last sale anchor
$1.85M
Jun 9 2022
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
$304 / 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
$27,095
Tax year 2024
Assessed value
$2,147,079
Assessed 2024
Previous assessed
$2,147,079
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,305,658
Assessed improvement
$841,421
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
5
Rooms
17
Bathrooms
5
Total area
5,878 SF
Lot
0.14 ac (6,000 SF)
APN
012-271-010
UPID
US09-0161175
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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1958
Heating
NONE
Stories
2
Units
5
Rooms
17
Bathrooms
5
Lot
0.14 ac
Current owner
From public records · entity-resolved
Lawrence J Toboni
Individual
Mailing address
742 COLUMBIA DR, SAN MATEO, CA 94402-3210
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2022
—
Lawrence J Toboni
Lawrence J Toboni
Intrafamily Transfer
related
—
Jan 29, 2016
$1,850,000
Lawrence J Toboni
Jesus Espinoza
Grant Deed
$700,000 · First Republic Bank
Dec 29, 2006
$1,200,000
Jesus Espinoza
Mezzetta,bruno
Grant Deed
$800,000 · Tamalpais Bank
Sep 14, 2006
—
Bruno Mezzetta
Mezzetta J Family Trust
Quit Claim Deed
related
—
Jul 20, 2005
—
Bruno Mezzetta
Mezzetta,josephine
Affidavit Of Death
related
—
Oct 5, 2000
—
Mezzetta Trust
Mezzetta,josephine
Quit Claim Deed
related
—
—
—
Jesus Espinoza
—
Deed Of Trust
related
$200,000 · John P Hunter
—
—
Jesus Espinoza
—
Deed Of Trust
related
$682,500 · Mission National Bank
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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