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Property profile & analytics
OFF-MARKET
Estimated value
$4,515,000
Warehouses
170 Spruce Ave South San Francisco, CA 94080-4557
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1319948
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1985
Total area
57,600 SF
Lot
1.99 ac (86,594 SF)
Zoning code
PC000M
APN
014-134-170
UPID
US09-1319948
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
-
Edgewood Center for Children and Families Daycare Center
-
Diana Lcsw Fuerza Foster Care Service Social Service Agency
-
Thirty33 Legal, LLP Law Firm
-
Housing Equility Law Project Charitable Organization Social Service Agency
-
Wei Ju Chen CPA Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.52M
Owner & transaction history
Spruce Master LLC · 1 yrs held
Spruce Master LLC
since 2025
7 recorded transactions
Zoning & alternative use
PC000M · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$78 / 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
$41,238
Tax year 2024
Assessed value
$3,362,069
Assessed 2024
Previous assessed
$3,362,069
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$542,034
Assessed improvement
$2,820,035
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
1985
Heating
NONE
Total area
57,600 SF
Lot
1.99 ac (86,594 SF)
Zoning code
PC000M
APN
014-134-170
UPID
US09-1319948
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
PC000M · South San Francisco, CA
Zoning PC000M · permitted uses
PC000M · 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.
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Lot
1.99 ac
Current owner
From public records · entity-resolved
Spruce Master LLC
Entity
Free & Clear · 1 yrs held
Mailing address
180 S SPRUCE AVE STE #160, SOUTH SAN FRANCISCO, CA 94080-4558
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2025
—
Spruce Master LLC
Cugini I LLC
Deed
—
Sep 19, 2024
—
Joseph Benetti
Brentwood Holding Company LP
Grant Deed
—
Oct 29, 2021
—
Brentwood Holding Company LP
—
Deed
related
$5,500,000 · Liberty Bank
Oct 5, 2018
—
Brentwood Holding Co
—
Deed
related
$3,000,000 · Bank Of Marin
Dec 28, 2017
—
Brentwood Holding Co LP
—
Grant Deed
related
$2,000,000 · Bank Of Marin
Sep 15, 1977
—
Brentwood Holding Company
—
Grant Deed
related
—
—
—
Brentwood Holding Co
—
Loan Modification
related
$3,000,000 · Bank Of Marin
—
—
Brentwood Holding Co LP
—
Deed Of Trust
related
$2,000,000 · Bank Of Marin
—
—
Brentwood Holding Co LP
—
Deed Of Trust
related
$2,000,000 · Bank Of Marin
—
—
Brentwood Holding Company
—
Deed Of Trust
related
$700,000 · Standard Insurance Co
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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