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Property profile & analytics
OFF-MARKET
Estimated value
$1,905,000
Retail space
249 Grand Ave South San Francisco, CA 94080-3708
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2315344
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1914
Total area
3,300 SF
Lot
0.08 ac (3,500 SF)
Zoning code
CL00C2
APN
012-316-030
UPID
US09-2315344
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
$1.90M
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
$2.39M
Blend (final)
Blend
$1.91M
Owner & transaction history
Prospect Row LLC · 5 yrs held
Prospect Row LLC
since 2021
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
CL00C2 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+26.1%
Neighborhood: shopping center
$1.8M
+6.1%
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
$1,960,000
ML approach
$1,900,000
CAP Approach
CAP Return
Estimation
6%
$1,405,000
6.5%
$1,295,000
7%
$1,205,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,680,000
Current use
OFFICE BUILDING
$2,115,000
Change: +26% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,780,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,525,000
Change: -9% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,500,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,420,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.91M
Range $1.71M – $2.10M · ±10% · vs last sale $1.88M (Jun 8 2021)
Last sale anchor
$1.88M
Jun 8 2021
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
$577 / 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
$23,367
Tax year 2024
Assessed value
$1,994,539
Assessed 2024
Previous assessed
$1,994,539
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,516,996
Assessed improvement
$477,543
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1914
Heating
NONE
Total area
3,300 SF
Lot
0.08 ac (3,500 SF)
Zoning code
CL00C2
APN
012-316-030
UPID
US09-2315344
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CL00C2 · South San Francisco, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
OFFICE BUILDING
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1914
Heating
NONE
Lot
0.08 ac
Current owner
From public records · entity-resolved
Prospect Row LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1325 HOWARD AVE #711, BURLINGAME, CA 94010-4212
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jun 8, 2021
$1,879,500
Prospect Row LLC
Ray Cattaneo Lee
Grant Deed
—
Oct 11, 2019
—
Cattaneo,m & V Fam Trust
Marty D Cattaneo
Quit Claim Deed
related
—
Sep 12, 2019
—
Marty D Cattaneo
Cattaneo,marty D
Quit Claim Deed
related
—
Aug 28, 2019
—
Lee R Cattaneo
Cattaneo,lee R
Quit Claim Deed
related
—
Aug 16, 2019
—
Keith P Cattaneo
Cattaneo R P & R V L/tr
Quit Claim Deed
related
—
Jul 2, 2019
—
Phillip Cattaneo
Cattaneo R P & R V L/tr
Quit Claim Deed
related
—
Sep 28, 2006
—
Are-san Francisco No 12 LLC
—
Deed Of Trust
related
$165,000,000 · Bank Of America
Apr 6, 2006
—
Are-san Francisco 12 LLC
—
Deed Of Trust
related
$165,000,000 · Citicorp North America
Nov 23, 2004
—
Are-san Francisco 12 LLC
—
Deed Of Trust
related
$60,000,000 · Citicorp North America
Mar 3, 2004
—
Cattaneo,tr
Cattaneo,tr
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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