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Property profile & analytics
OFF-MARKET
Estimated value
$2,255,000
Investment properties
405 Grand Ave South San Francisco, CA 94080-3623
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0864644
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1953
Total area
13,566 SF
Lot
0.16 ac (7,000 SF)
APN
012-305-260
UPID
US09-0864644
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
-
Law Office of Lael Abaya - Bay Area Work Comp Law Firm
-
Diana Gomez, LMFT Psychotherapist Mental Health Service
-
Selly Automotive (Bike/Boat/Book/etc) Store Corporate Office
-
Stephanie Perez, MFT Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.26M
Owner & transaction history
Eastrend Enterprises INC · 3 yrs held
Eastrend Enterprises INC
since 2023
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
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 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
$2,360,000
ML approach
$2,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.26M
Range $2.03M – $2.48M · ±10% · vs last sale $2.15M (Mar 21 2023)
Last sale anchor
$2.15M
Mar 21 2023
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
$166 / 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
$33,965
Tax year 2024
Assessed value
$2,647,562
Assessed 2024
Previous assessed
$2,647,562
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,046,709
Assessed improvement
$1,600,853
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1953
Heating
NONE
Stories
2
Total area
13,566 SF
Lot
0.16 ac (7,000 SF)
APN
012-305-260
UPID
US09-0864644
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1953
Heating
NONE
Stories
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Eastrend Enterprises INC
Entity
Mailing address
1350 BAYSHORE HWY STE #830, BURLINGAME, CA 94010-1843
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2023
—
Eastrend Enterprises INC
Eastrend Enterprises INC
Intrafamily Transfer
related
$1,800,000 · East West Bank
Mar 22, 2017
—
Eastrend Ents INC
—
Deed
related
$1,070,017 · Shanghai Com'l Bk Ltd
Apr 20, 2012
$2,150,000
Eastrend Enterprises INC
Jose Jesus Hernandez Feregrino
Grant Deed
$1,200,000 · Shanghai Commercial Bank Ltd
Jan 30, 2009
—
Jose J H Feregrino
Hernandez,jose J & Rita
Grant Deed
related
$550,000 · East West Bank
Nov 27, 1996
—
Ruggeri Trust
Ruggeri,olga
Quit Claim Deed
related
—
Nov 27, 1996
$1,025,000
Hernandez,jose J & Rita
Ruggeri Trust
Trustees Deed
$945,000 · Imperial Bancorp
Apr 15, 1994
—
Minucciani Trust
Minucciani,marie
Quit Claim Deed
related
—
Feb 10, 1994
—
Minucciani Trust
Minucciani,marie
Quit Claim Deed
related
—
—
—
Jose J Hernandez
—
Deed Of Trust
related
$975,000 · Wells Fargo Bank
—
—
Jose J Hernandez
—
Deed Of Trust
related
$1,650,000 · Liberty Bank
—
—
Eastrend Ents INC
—
Loan Modification
related
$1,070,017 · Shanghai Com'l Bk Ltd
—
—
Jose J Hernandez
—
Deed Of Trust
related
$1,575,000 · Liberty Bank
—
—
Jose J Hernadnez
—
Deed Of Trust
related
$81,000 · West & Praszker Realtors INC
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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