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Property profile & analytics
OFF-MARKET
Estimated value
$25,050,000
Warehouses
145 Sylvester Rd South San Francisco, CA 94080-6015
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0030556
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1957
Total area
37,950 SF
Lot
1.17 ac (51,110 SF)
Zoning code
MH00M2
APN
015-031-070
UPID
US09-0030556
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
$32.47M
Comparable Approach
Comparable
$22.86M
Blend (final)
Blend
$25.05M
Owner & transaction history
Ssf East Grand Venture LLC · 2 yrs held
Ssf East Grand Venture LLC
since 2023
Last sale
$26.3M
7 recorded transactions
Zoning & alternative use
MH00M2 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$25.7M
+57.2%
Office building
$24.3M
+49.2%
Neighborhood: shopping center
$20.5M
+25.5%
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
$24,820,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$35,170,000
6.5%
$32,465,000
7%
$30,145,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,320,000
Current use
RESTAURANT
$25,660,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$24,345,000
Change: +49% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$20,480,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$19,300,000
Change: +18% · Conversion: Moderate
COMMERCIAL (GENERAL)
$17,540,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,240,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$25.05M
Range $22.55M – $27.56M · ±10% · vs last sale $26.26M (Sep 15 2023)
Last sale anchor
$26.26M
Sep 15 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
$660 / 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
$286,637
Tax year 2024
Assessed value
$26,260,000
Assessed 2024
Previous assessed
$26,260,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$26,250,000
Assessed improvement
$10,000
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
1957
Heating
NONE
Stories
1
Total area
37,950 SF
Lot
1.17 ac (51,110 SF)
Zoning code
MH00M2
APN
015-031-070
UPID
US09-0030556
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
$16.3M
RESTAURANT
Est. value
$25.7M
OFFICE BUILDING
Est. value
$24.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.5M
RETAIL STORES
Est. value
$19.3M
COMMERCIAL (GENERAL)
Est. value
$17.5M
AUTO REPAIR, GARAGE
Est. value
$17.2M
WAREHOUSE, STORAGE Current
RESTAURANT
OFFICE BUILDING
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
1957
Heating
NONE
Stories
1
Lot
1.17 ac
Current owner
From public records · entity-resolved
Ssf East Grand Venture LLC
Entity
Mailing address
415 MSN ST, SAN FRANCISCO, CA 94105-2533
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2023
$26,260,000
Ssf East Grand Venture LLC
Richard Jones
Grant Deed
—
Apr 29, 2015
—
Jones 1992 Trust
Jones 1992 Trust
Quit Claim Deed
related
$1,119,753 · Wfb NA
May 8, 2007
—
Jones 1992 Trust
Jones,john F & Dorothy H
Quit Claim Deed
related
—
Mar 27, 2006
$2,667,680
John F Jones
Yaley Thomas Family Trust
Grant Deed
$1,267,680 · Mechanics Bank
Sep 8, 1993
$625,000
Thomas Yaley Trustee
Yaley,thomas Tru
Grant Deed
related
$995,000 · Borel Bank & Trust
—
—
Yaley Trust
—
Deed Of Trust
related
$100,000 · Damico Tire Svc Co I
—
—
Yaley Trust
—
Deed Of Trust
related
$2,035,000 · Redding Bank Of Commerce
—
—
Yaley Trust
—
Deed Of Trust
related
$995,000 · Borel Bank & Trust
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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