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Property profile & analytics
OFF-MARKET
Estimated value
$3,595,000
Apartment buildings
3 Lewis Ave South San Francisco, CA 94080-1760
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1320285
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
10,575 SF
Lot
0.19 ac (8,059 SF)
Zoning code
R30000
APN
012-080-580
UPID
US09-1320285
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
-
Radio Top Mania Radio Station Telecommunications Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
$4.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.60M
Owner & transaction history
Parma LLC · 2 yrs held
Parma LLC
since 2024
Last sale
$3.6M
5 recorded transactions
Zoning & alternative use
R30000 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.7M
+87.2%
Retail stores
$5.4M
+76.4%
Commercial (general)
$4.9M
+60.3%
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
$3,595,000
ML approach
$3,595,000
CAP Approach
CAP Return
Estimation
6%
$4,795,000
6.5%
$4,430,000
7%
$4,110,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,050,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,705,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$5,380,000
Change: +76% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,885,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,805,000
Change: +58% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,550,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$3.60M
Range $3.24M – $3.95M · ±10% · vs last sale $3.60M (Jan 23 2024)
Last sale anchor
$3.60M
Jan 23 2024
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
$340 / 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
$7,700
Tax year 2024
Assessed value
$622,184
Assessed 2024
Previous assessed
$622,184
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$56,603
Assessed improvement
$565,581
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1977
Heating
NONE
Stories
3
Units
9
Rooms
30
Bathrooms
8
Total area
10,575 SF
Lot
0.19 ac (8,059 SF)
Zoning code
R30000
APN
012-080-580
UPID
US09-1320285
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R30000 · South San Francisco, CA
Zoning R30000 · permitted uses
R30000 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.7M
RETAIL STORES
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1977
Heating
NONE
Stories
3
Units
9
Rooms
30
Bathrooms
8
Lot
0.19 ac
Current owner
From public records · entity-resolved
Parma LLC
Entity
Mailing address
3141 STEVENS CRK BLVD, SAN JOSE, CA 95117-1141
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2024
$3,595,000
Parma LLC
Curtis Robertson
Grant Deed
$2,876,000 · Brotherhood Trust
Oct 14, 2014
—
Brotherhood Trust
Brotherhood Trust
Quit Claim Deed
related
—
Jul 2, 2009
—
Beverly J Robertson
Robertson,hugh E
Affidavit Of Death
related
—
Aug 24, 1992
—
B&r Ceramics Ltd
Marrs,b.
Grant Deed
related
—
May 5, 1992
—
Brotherhood Trust
Robertson,hugh E
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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