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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Warehouses
390 Swift Ave Ste 22 South San Francisco, CA 94080-6221
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1676311
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Total area
3,600 SF
Lot
0.08 ac (3,600 SF)
Zoning code
M20000
APN
101-960-220
UPID
US09-1676311
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
$1.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.17M
Blend (final)
Blend
$1.79M
Owner & transaction history
Ryan & Ryan Property LLC · 1 yrs held
Ryan & Ryan Property LLC
since 2025
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
M20000 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+49.2%
Neighborhood: shopping center
$1.9M
+25.5%
Retail stores
$1.8M
+18.2%
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
$1,760,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,550,000
Current use
OFFICE BUILDING
$2,310,000
Change: +49% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,945,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$1,830,000
Change: +18% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,665,000
Change: +7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,635,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10% · vs last sale $1.80M (May 20 2025)
Last sale anchor
$1.80M
May 20 2025
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
$497 / 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
$22,791
Tax year 2024
Assessed value
$2,016,294
Assessed 2024
Previous assessed
$2,016,294
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$604,888
Assessed improvement
$1,411,406
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Heating
NONE
Total area
3,600 SF
Lot
0.08 ac (3,600 SF)
Zoning code
M20000
APN
101-960-220
UPID
US09-1676311
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M20000 · South San Francisco, CA
Zoning M20000 · permitted uses
M20000 · 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
WAREHOUSE, STORAGE Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
NONE
Lot
0.08 ac
Current owner
From public records · entity-resolved
Ryan & Ryan Property LLC
Entity
Mailing address
95 STONEPINE RD, HILLSBOROUGH, CA 94010-6537
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2025
$1,800,000
Ryan & Ryan Property LLC
Dragon Sparkles LLC
Grant Deed
$914,850 · Velocity Commercial Capital LLC
May 20, 2025
—
Ryan & Ryan Property LLC
—
Deed
related
$753,000 · Capital Access Group INC
Sep 28, 2020
—
Dragon Sparkles LLC
Chavez Property Management Group Ll
Grant Deed
$1,615,000 · Wells Fargo Bank NA
May 21, 2019
—
Chavez Property Management Group Ll
—
Deed
related
$10,000,000 · Us Bank NA
Jun 14, 2001
$630,000
Chavez Property Mgmt Group LLC
Cheung,po K & Yu C
Grant Deed
$567,000 · Us Bank NA
Feb 2, 1998
$283,000
Po-kong Cheung
Wong Trust
Grant Deed
$182,600 · Oceanic Bank
Oct 14, 1992
—
Wong Trust
Wong,mark S & El
Quit Claim Deed
related
—
—
—
Po-kong Cheung
—
Deed Of Trust
related
$210,000 · Grace C
—
—
Chavez Property Management Gro
—
Loan Modification
related
$787,500 · Bridge Bk/na
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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