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Property profile & analytics
OFF-MARKET
Estimated value
$1,910,000
Apartment buildings
450 Commercial Ave South San Francisco, CA 94080-4660
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3171237
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Total area
12,042 SF
Lot
0.27 ac (11,900 SF)
Zoning code
R30000
APN
012-322-580
UPID
US10-3171237
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
$1.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.91M
Owner & transaction history
Dennis N Lanterman · 4 yrs held
Dennis N Lanterman
since 2022
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
R30000 · 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
Method
Estimation
Statistic approach
$1,810,000
ML approach
$1,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.91M
Range $1.72M – $2.10M · ±10% · vs last sale $2.02M (May 26 2022)
Last sale anchor
$2.02M
May 26 2022
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
$159 / 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
$38,979
Tax year 2024
Assessed value
$2,760,493
Assessed 2024
Previous assessed
$2,760,493
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,366,581
Assessed improvement
$1,393,912
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1980
Heating
NONE
Stories
2
Units
12
Rooms
40
Bathrooms
12
Total area
12,042 SF
Lot
0.27 ac (11,900 SF)
Zoning code
R30000
APN
012-322-580
UPID
US10-3171237
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
R30000 · South San Francisco, CA
Zoning R30000 · permitted uses
R30000 · 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
1980
Heating
NONE
Stories
2
Units
12
Rooms
40
Bathrooms
12
Lot
0.27 ac
Current owner
From public records · entity-resolved
Dennis N Lanterman
Individual
Mailing address
2229 ADELINE DR, BURLINGAME, CA 94010-5505
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2022
—
Dennis N Lanterman
Dennis N Lanterman
Intrafamily Transfer
related
$975,000 · 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
$1,225,000 · 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
$235,000 · Seller
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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