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Property profile & analytics
FOR LEASE
Office buildings
220 S Spruce Ave, South San Francisco, CA 94080
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1672180
For Lease
1 / 2
$2 SF/Yr
220 S Spruce Ave, South San Francisco, CA 94080
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Total area
40,000 SF
Lot
2.09 ac (90,990 SF)
Zoning code
PC000M
APN
014-134-190
UPID
US09-1672180
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
-
Pathology X Diagnostic Services, Inc. Physician
-
Cookrite Health Solutions (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom
-
North State Environmental Environmental Consultant Waste Management Service
-
Johanna Sandoval Physician
-
J Sandoval LLC Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.93M
Owner & transaction history
Balco Properties Ltd LLC · 9 yrs held
Balco Properties Ltd LLC
since 2017
4 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
$223 / 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
$55,923
Tax year 2024
Assessed value
$4,931,739
Assessed 2024
Previous assessed
$4,931,739
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,283,804
Assessed improvement
$1,647,935
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
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1985
Heating
NONE
Stories
2
Total area
40,000 SF
Lot
2.09 ac (90,990 SF)
Zoning code
PC000M
APN
014-134-190
UPID
US09-1672180
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
Stories
2
Lot
2.09 ac
Current owner
From public records · entity-resolved
Balco Properties Ltd LLC
Entity
Mailing address
1322 WEBSTER ST STE #200, OAKLAND, CA 94612-3217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2017
—
Balco Properties Ltd LLC
220 Spruce Street LLC
Grant Deed
$4,000,000 · Wells Fargo Bank NA
Mar 12, 2013
$4,085,000
220 Spruce Street LLC
Hynding Office Ptshp
Grant Deed
—
Aug 1, 1997
—
Hynding Office Partnership
Hynding-palmisano Ptshp
Quit Claim Deed
related
$3,000,000 · Imperial Commercial Capital
—
—
220 Spruce Street LLC
—
Deed Of Trust
related
$3,200,000 · Woodmen Of World Life Insuranc
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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