Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    450 Commercial Ave South San Francisco, CA 94080-4660
    Back to Search
    Property profile & analytics

    450 Commercial Ave, South San Francisco, CA 94080-4660

    View on Map
    • Apartment buildings
    • 12,042 SF
    • 0.27 lot acres
    Off-Market
    Last Sale May 26, 2022
    $2,020,000
    Property ID
    US10-3171237
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $1,910,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Apartment buildings

    Property Details for 450 Commercial Ave

    Year built
    1980
    Lot size
    0.27 lot acres
    Zone code
    R30000
    Property type
    Apartment buildings
    APN
    012-322-580
    APU
    12322580

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    May 26, 2022 — Dennis N Lanterman Dennis N Lanterman Intrafamily Transfer · related $975k · Jpmorgan Chase Bank NA
    Mar 26, 2021 — Cameron D Foster Cameron D Foster Intrafamily Transfer · related —
    Feb 23, 2005 $2,020,000 Dennis N Lanterman Vannucci Investments LLC Grant Deed $1.2M · Washington Mutual Bank Fa
    May 1, 2002 $900,000 Vannucci Investments LLC Satterfield,gloria Grant Deed —
    May 1, 2002 — Gloria Satterfield Satterfield,curtis H Quit Claim Deed · related —
    Jun 28, 2000 — Vannucci Investment LLC Vannucci Trust Quit Claim Deed · related —
    Dec 28, 1998 — Neil J Vannucci Vannucci,neil Quit Claim Deed · related —
    Mar 23, 1994 — Neil Vannucci Vannucci,nelio Quit Claim Deed · related $235k · Seller

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,810,000
      ML approach
      $1,790,000

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    South San Francisco
    County
    San Mateo
    State
    California
    Longitude
    -122.415
    Latitude
    37.6545
    CBSA code
    41860
    CBSA name
    SAN FRANCISCO-OAKLAND-FREMONT, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $38,979
    $1,366,581
    $1,393,912
    $2,760,493
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      0.19 Acres

      S

      APARTMENT HOUSE (5+ UNITS)
      S, San Francisco, CA 94080
      View Details
    • Value Estimation by Request
      0.21 Acres

      18 Marcie Cir

      APARTMENT HOUSE (5+ UNITS)
      18 Marcie Cir, South San Francisco, CA 94080
      View Details
    • Value Estimation
      $1,685,000
      7,068 SF

      348 Commercial Ave

      APARTMENT HOUSE (5+ UNITS)
      348 Commercial Ave, South San Francisco, CA 94080-4749
      View Details
    • Value Estimation
      $1,415,000
      6,136 SF

      312 A St

      APARTMENT HOUSE (5+ UNITS)
      312 A St, South San Francisco, CA 94080-4419
      View Details
    • Value Estimation
      $15,185,000
      97,000 SF

      3880 Callan Blvd

      APARTMENT HOUSE (5+ UNITS)
      3880 Callan Blvd, South San Francisco, CA 94080-5137
      View Details
    • Value Estimation
      $1,550,000
      6,499 SF

      748 Grand Ave

      APARTMENT HOUSE (5+ UNITS)
      748 Grand Ave, South San Francisco, CA 94080-2565
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      7,017 SF

      South San Francisco Apartment Building

      7-unit apartment building in booming downtown South San Francisco.
      515 Baden Ave, South San Francisco, CA 94080
      View Details
    • Contact for pricing
      7,924 SF

      South San Francisco Multifamily Investment

      Seven-unit multifamily property in downtown South San Francisco.
      Baden Ave, South San Francisco, CA 94080
      View Details
    • $2,395,000
      7,017 SF

      South San Francisco Apartment Building

      7-unit apartment building in South San Francisco's downtown area.
      515 Baden Ave, South San Francisco, CA 94080
      View Details
    • Contact for pricing

      South San Francisco Investment Property

      Multifamily property with great investment potential in South San Francisco.
      332 Commercial Ave, South San Francisco, CA 94080
      View Details
    • $1,298,000
      1,584 SF

      Mixed-Use Property with Restaurant

      Mixed-use property with a long-standing restaurant and residential unit.
      231 Lux Ave, South San Francisco, CA 94080
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      124,000 SF

      South San Francisco Warehouse Space

      Warehouse space with highway visibility near downtown and life science.
      720 Dubuque Ave, South San Francisco, CA 94080
      View Details
    • Contact for pricing
      15,212 SF

      South San Francisco Specialty Property

      Specialty property available for rent in South San Francisco.
      201 Haskins Way, South San Francisco, CA 94080
      View Details
    • $1.70 SF/Yr
      2,503 SF

      South San Francisco Industrial Space

      Industrial space available for lease in South San Francisco.
      250 South Maple Ave, South San Francisco, CA 94080
      View Details
    • Contact for pricing
      11,760 SF

      South San Francisco Flex Space

      11,760 SF flex space with office and warehouse areas.
      300-332 Littlefield Ave, South San Francisco, CA 94080
      View Details
    • Contact for pricing
      41,077 SF

      South San Francisco Lab Space

      Equipped lab space available for lease in South San Francisco.
      951 Gateway Blvd, South San Francisco, CA 94080
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    450 Commercial Ave
    South San Francisco, CA 94080-4660
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    450 Commercial Ave, South San Francisco, CA, 94080
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!