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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office buildings
1435 Huntington Ave, South San Francisco, CA 94080-5989
Entity Owned
6-yr Hold
Free & Clear
Property ID
US09-0642749
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1985
Total area
1,375 SF
Lot
0.03 ac (1,287 SF)
Zoning code
PCM000
APN
102-320-050
UPID
US09-0642749
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
-
California Mortgage Company, Inc. Loan Service Bank
-
CPA Accountant Tax Group Accounting Firm Tax Preparation
-
Milton M. Lam Insurance Agency Insurance Agency
-
Covered California Certified Agent - Milton Lam Insurance Agency
-
Covered California Certified Agent Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$510k
Owner & transaction history
Waaa LLC · 6 yrs held
Waaa LLC
since 2019
7 recorded transactions
Zoning & alternative use
PCM000 · South San Francisco, CA
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
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
NEIGHBORHOOD: SHOPPING CENTER
$740,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$371 / 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
$6,901
Tax year 2024
Assessed value
$552,717
Assessed 2024
Previous assessed
$552,717
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$165,815
Assessed improvement
$386,902
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1985
Heating
NONE
Stories
3
Total area
1,375 SF
Lot
0.03 ac (1,287 SF)
Zoning code
PCM000
APN
102-320-050
UPID
US09-0642749
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
PCM000 · South San Francisco, CA
Zoning PCM000 · permitted uses
PCM000 · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Heating
NONE
Stories
3
Lot
0.03 ac
Current owner
From public records · entity-resolved
Waaa LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1435 HUNTINGTON AVE STE #210, SOUTH SAN FRANCISCO, CA 94080-5966
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Nov 13, 2019
$515,500
Waaa LLC
Milton M Lam
Grant Deed
—
Jul 18, 2013
$138,045
Milton M Lam
Wong,edward C
Grant Deed
—
Nov 16, 2005
$65,000
Milton M Lam
Wong,edward C
Grant Deed
—
Dec 31, 2002
—
Edward Wong
Spence,joy
Grant Deed
related
—
May 9, 2002
—
Joy Spence
Spence,harold K
Quit Claim Deed
related
—
Jul 2, 1996
$128,000
Harold K Spence
Hsq Technology
Grant Deed
—
Sep 13, 1994
$161,000
Hsq Technology
Liberty Bank For Savings
Grant Deed
$128,800 · Liberty Bank For Savings
Oct 15, 1992
$187,000
Liberty Bank
Unknown
Grant Deed
related
—
—
—
Harold K Spence
—
Deed Of Trust
related
$126,000 · Liberty 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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