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Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Retail space
405 Baden Ave 407 South San Francisco, CA 94080-4626
Trust Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0838063
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
2,840 SF
Lot
0.16 ac (7,000 SF)
Zoning code
RM0000
APN
012-322-270
UPID
US09-0838063
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
-
Baden Coin Laundry (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.01M
Owner & transaction history
Ruiz-tomacruz Family Trust · 19 yrs held
Ruiz-tomacruz Family Trust
since 2006
5 recorded transactions
Zoning & alternative use
RM0000 · South San Francisco, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,210,000
6.5%
$1,115,000
7%
$1,035,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,445,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,535,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,310,000
Change: -9% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,290,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,220,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.01M
Range $905k – $1.11M · ±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
$354 / 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
$21,732
Tax year 2024
Assessed value
$1,339,353
Assessed 2024
Previous assessed
$1,339,353
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$328,034
Assessed improvement
$1,011,319
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
2005
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Rooms
4
Bathrooms
1
Total area
2,840 SF
Lot
0.16 ac (7,000 SF)
Zoning code
RM0000
APN
012-322-270
UPID
US09-0838063
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RM0000 · South San Francisco, CAZoning RM0000 · permitted uses
RM0000 · 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
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES Current
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
2005
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
4
Bathrooms
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Ruiz-tomacruz Family Trust
Trust
Mailing address
623 MIDDLE AVE, MENLO PARK, CA 94025-5116
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Aug 2, 2006
—
Ruiz-tomacruz Family Trust
Ruiz,jonas E
Quit Claim Deed
related
—
Mar 14, 2002
$453,000
Jonas E Ruiz
Carr,chrisoula C
Grant Deed
$362,400 · Stanford FCU
—
—
Jonas E Ruiz
—
Deed Of Trust
related
$66,000 · Stanford FCU
—
—
Jonas E Ruiz
—
Deed Of Trust
related
$360,000 · Stanford FCU
—
—
Ruiz-tomacruz Family Trust
—
Deed Of Trust
related
$734,699 · Stanford FCU
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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