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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Manufacturing properties
170 Hbr Way South San Francisco, CA 94080-6101
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2167109
Property profile
Verified
Property type
Manufacturing properties
Use group
CANNERY
Year built
2000
Total area
73,138 SF
Lot
2.43 ac (105,865 SF)
Zoning code
M2000H
APN
015-032-020
UPID
US09-2167109
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
-
Neurona Therapeutics Corporate Office
-
Biodesy Inc Corporate Office
-
Quintara Biosciences Corporate Office
-
Trucode Gene Repair, Inc Auto Repair Shop
-
Vaxart Inc Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$630k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$523k
Blend (final)
Blend
$575k
Owner & transaction history
Pg Viii 240 East Grand LLC · 4 yrs held
Pg Viii 240 East Grand LLC
since 2022
3 recorded transactions
Zoning & alternative use
M2000H · 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
$630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CANNERY
$680,000
Current use
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$8 / 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
$446,037
Tax year 2024
Assessed value
$40,371,476
Assessed 2024
Previous assessed
$40,371,476
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$13,521,545
Assessed improvement
$26,849,931
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
Manufacturing properties
Use group
CANNERY
Status
Off-Market
Year built
2000
Heating
NONE
Total area
73,138 SF
Lot
2.43 ac (105,865 SF)
Zoning code
M2000H
APN
015-032-020
UPID
US09-2167109
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M2000H · South San Francisco, CAZoning M2000H · permitted uses
M2000H · South San Francisco, CA
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
CANNERY Current
Est. value
$680,000
CANNERY Current
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
2000
Heating
NONE
Lot
2.43 ac
Current owner
From public records · entity-resolved
Pg Viii 240 East Grand LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1920 MAIN ST STE #1200, IRVINE, CA 92614-7230
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2022
—
Pg Viii 240 East Grand LLC
Britannia Pointe Grand LP
Intrafamily Transfer
related
—
Dec 2, 1998
$2,011,500
Britannia Pointe Grand LP
Valencia,anthony J & Betty J
Grant Deed
related
$3,500,000 · Slough Estates USA INC
Apr 27, 1998
—
Valencia Trust
Valencia,robert J & Pearl L
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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