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Property profile & analytics
OFF-MARKET
Estimated value
$5,790,000
Apartment buildings
2850 Sneath Ln, San Bruno, CA 94066-2654
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US09-0546681
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
29,858 SF
Lot
1.97 ac (85,671 SF)
Zoning code
R30000
APN
017-133-230
UPID
US09-0546681
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.79M
Owner & transaction history
El Rancho Farm LP · 13 yrs held
El Rancho Farm LP
since 2012
7 recorded transactions
Zoning & alternative use
R30000 · San Bruno, 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 San Bruno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Bruno 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,255,000
Current use
Blend value · Realmo final
$5.79M
Range $5.21M – $6.37M · ±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
$194 / 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
$87,883
Tax year 2024
Assessed value
$5,622,179
Assessed 2024
Previous assessed
$5,622,179
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$2,187,225
Assessed improvement
$3,434,954
Applied tax rate
10.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Heating
NONE
Stories
2
Units
32
Rooms
11
Bathrooms
3
Total area
29,858 SF
Lot
1.97 ac (85,671 SF)
Zoning code
R30000
APN
017-133-230
UPID
US09-0546681
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R30000 · San Bruno, CA
Zoning R30000 · permitted uses
R30000 · San Bruno, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Bruno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.3M
APARTMENT HOUSE (5+ UNITS) 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
1961
Heating
NONE
Stories
2
Units
32
Rooms
11
Bathrooms
3
Lot
1.97 ac
Current owner
From public records · entity-resolved
El Rancho Farm LP
Entity
Mailing address
PO BOX 1253, MILLBRAE, CA 94030-5253
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2021
—
El Rancho Farm Limited Partnership
—
Deed
related
$7,000,000 · Jpmorgan Chase Bank NA
Sep 4, 2012
—
El Rancho Farm LP
El Rancho Farm LP
Quit Claim Deed
related
—
Jun 26, 2012
$300,000
El Rancho Farm Limited Partnership
Alan Siu Lun Ma
Grant Deed
$3,750,000 · Jpmorgan Chase Bank NA
Nov 15, 2006
—
Siu P M K & Li H M H Trust
Siu,patrick M K
Quit Claim Deed
related
—
Oct 27, 2006
—
Patrick M K Siu
Siu,patrick M K
Quit Claim Deed
related
—
Jun 29, 2001
—
El Rancho Farm LP
Li,daniel M & Grace S
Grant Deed
related
—
Aug 7, 2000
$3,519,500
Daniel M Li
Elma D Mendola LP
Grant Deed
related
$3,095,000 · Seller
Dec 30, 1996
—
Elma D Mendola LP
Mendola,elma D
Quit Claim Deed
related
—
—
—
Daniel M Li
—
Deed Of Trust
related
$3,100,000 · United Commercial Bank
—
—
Daniel M Li
—
Deed Of Trust
related
$200,000 · Elma D Mendola LP
—
—
El Rancho Farm LP
—
Deed Of Trust
related
$3,500,000 · United Commercial 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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