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Property profile & analytics
OFF-MARKET
Estimated value
$40,720,000
Apartment buildings
415 Gtwy Dr Pacifica, CA 94044-1666
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-0005823
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Total area
96,141 SF
Lot
2.63 ac (114,737 SF)
APN
009-540-220
UPID
US09-0005823
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
$40.26M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.72M
Owner & transaction history
Pacifica Villages LP · 5 yrs held
Pacifica Villages LP
since 2021
Last sale
$38.6M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$65.0M
+82.9%
Office building
$61.7M
+73.5%
Neighborhood: shopping center
$51.9M
+45.9%
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 Pacifica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacifica 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
$45,490,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$43,610,000
6.5%
$40,255,000
7%
$37,380,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$35,550,000
Current use
RESTAURANT
$65,010,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$61,670,000
Change: +73% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$51,880,000
Change: +46% · Conversion: Difficult
RETAIL STORES
$48,890,000
Change: +38% · Conversion: Difficult
COMMERCIAL (GENERAL)
$44,430,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$43,675,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$36,790,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$40.72M
Range $36.65M – $44.79M · ±10% · vs last sale $38.57M (Jun 21 2021)
Last sale anchor
$38.57M
Jun 21 2021
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
$424 / 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
$160,747
Tax year 2024
Assessed value
$33,294,030
Assessed 2024
Previous assessed
$33,294,030
+0.0% YoY
Effective rate
0.48%
On assessed value
Assessed land
$12,278,176
Assessed improvement
$21,015,854
Applied tax rate
16.0000
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
1971
Stories
2
Units
98
Total area
96,141 SF
Lot
2.63 ac (114,737 SF)
APN
009-540-220
UPID
US09-0005823
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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$35.6M
RESTAURANT
Est. value
$65.0M
OFFICE BUILDING
Est. value
$61.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$51.9M
RETAIL STORES
Est. value
$48.9M
COMMERCIAL (GENERAL)
Est. value
$44.4M
AUTO REPAIR, GARAGE
Est. value
$43.7M
WAREHOUSE, STORAGE
Est. value
$36.8M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
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
1971
Stories
2
Units
98
Lot
2.63 ac
Current owner
From public records · entity-resolved
Pacifica Villages LP
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 1228, LOS ANGELES, CA 90078-1228
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2021
—
Pacifica Villages LP
Pacifica Villages LP
Intrafamily Transfer
related
—
Jan 26, 2021
$38,570,500
Pacifica Villages LP
Gary S Meyer
Grant Deed
$72,660,000 · Nef Preservation Mortgage Loan Fund
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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