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Property profile & analytics
OFF-MARKET
Estimated value
$1,840,000
Office buildings
225 Spruce Ave South San Francisco, CA 94080-3631
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1779228
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1962
Total area
4,350 SF
Lot
0.16 ac (7,000 SF)
Zoning code
CL00C2
APN
012-281-210
UPID
US09-1779228
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
-
Woo Dental Dental Office
-
R C David Medical Corporation Medical Clinic
-
Torres Godofredo MD Physician
-
Abaya Patria U Md Pediatrician Physician
-
Corrine Woo Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.84M
Owner & transaction history
San Mateo Diversified LLC · 9 yrs held
San Mateo Diversified LLC
since 2017
7 recorded transactions
Zoning & alternative use
CL00C2 · 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%
$2,475,000
6.5%
$2,285,000
7%
$2,125,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,790,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,345,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.84M
Range $1.66M – $2.02M · ±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
$423 / 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
$26,565
Tax year 2024
Assessed value
$2,360,992
Assessed 2024
Previous assessed
$2,360,992
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,137,828
Assessed improvement
$1,223,164
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
1962
Heating
NONE
Stories
2
Rooms
8
Bathrooms
2
Total area
4,350 SF
Lot
0.16 ac (7,000 SF)
Zoning code
CL00C2
APN
012-281-210
UPID
US09-1779228
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CL00C2 · South San Francisco, CA
Zoning CL00C2 · permitted uses
CL00C2 · 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
OFFICE BUILDING Current
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
OFFICE BUILDING Current
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
1962
Heating
NONE
Stories
2
Rooms
8
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
San Mateo Diversified LLC
Entity
Free & Clear · 9 yrs held
Mailing address
2171 JUNIPERO SERRA BLVD STE #260, DALY CITY, CA 94014-1986
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2017
$2,075,000
San Mateo Diversified LLC
Sinarose Holdings LLC
Grant Deed
—
Feb 1, 2013
$800,000
Sinarose Holdings LLC
Rommel Bernardez
Grant Deed
$600,000 · Wells Fargo Bank NA
Dec 26, 2012
—
Rommel Bernardez
Bernardez,aurora B
Affidavit Of Death
related
—
Oct 26, 2009
—
Luna Manuel & Suzanne Trust
Luna,manuel
Quit Claim Deed
related
—
Sep 14, 2007
—
Catajan Norman C Living Trust
Catajan N C 1979 Living Trust
Quit Claim Deed
related
—
Dec 29, 1998
—
Bernardez Trust
Bernardez,aurora B
Quit Claim Deed
related
—
Jul 20, 1994
—
Catajan Trust
Catajan,norma C
Quit Claim Deed
related
—
Apr 27, 1994
$50,000
Aurora Bernardez
Bernardez,aurora
Grant Deed
related
—
Feb 7, 1994
—
Carlos,a Vargas Trustee
Vargas,c A & Cat
Quit Claim Deed
related
—
May 21, 1993
—
Violeta,m Carnero Trust
Carnero,v.
Quit Claim Deed
related
—
May 1, 1989
—
Oscar Saddul
Saddul,f.
Quit Claim Deed
related
—
—
—
Bernadez A. /cata
—
Deed Of Trust
related
$273,000 · Mission National 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.
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