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Property profile & analytics
OFF-MARKET
Office buildings
421 Grand Ave, South San Francisco, CA 94080-3635
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0806992
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1962
Total area
6,629 SF
Lot
0.16 ac (7,000 SF)
Zoning code
CL00C2
APN
012-305-270
UPID
US09-0806992
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
-
Steven A Chase Law Offices Law Firm
-
James A Kaestner Law Offices Law Firm
-
Law offices of Margaret S. Tillinghast Law Firm Child Welfare Organization
-
Sherry Gendelman Law Offices Law Firm
-
Plan To Travel Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Gary Royce · 3 yrs held
Gary Royce
since 2022
Last sale
$65,500
5 recorded transactions
Zoning & alternative use
CL00C2 · South San Francisco, CA
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$15,527
Tax year 2024
Assessed value
$1,216,502
Assessed 2024
Previous assessed
$1,216,502
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$439,792
Assessed improvement
$776,710
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1962
Heating
NONE
Stories
2
Total area
6,629 SF
Lot
0.16 ac (7,000 SF)
Zoning code
CL00C2
APN
012-305-270
UPID
US09-0806992
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CL00C2 · South San Francisco, CA
Zoning CL00C2 · permitted uses
CL00C2 · 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.
Building & site characteristics
From public records
Year built
1962
Heating
NONE
Stories
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Gary Royce
Individual
Mailing address
421 GRAND AVE, SOUTH SAN FRANCISCO, CA 94080-3635
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Dec 9, 2022
—
Gary Royce
Gary Royce
Intrafamily Transfer
related
$710,000 · Tri Counties Bank
Nov 8, 2000
$65,500
Gary Royce
Modena,daniel J & Elizabeth J
Grant Deed
$130,659 · First Nat'l Bank Northern Ca
—
—
Gary Royce
—
Deed Of Trust
related
$55,000 · Joseph Romeo
—
—
Daniel J Modena
—
Deed Of Trust
related
—
—
—
Gary Royce
—
Deed Of Trust
related
$50,000 · First National Bank N Ca
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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