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Property profile & analytics
OFF-MARKET
Estimated value
$2,385,000
Apartment buildings
620 Grand Ave South San Francisco, CA 94080-3586
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1404650
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Total area
7,141 SF
Lot
0.16 ac (7,000 SF)
APN
012-243-230
UPID
US09-1404650
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
-
Genentech Building 45 Corporate Office
-
SPEEDY STICKS Medical Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.99M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$2.39M
Owner & transaction history
The Ahmed Hussain Revocable Trust
The Ahmed Hussain Revocable Trust
since 2025
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.9M
+87.2%
Retail stores
$3.6M
+76.4%
Commercial (general)
$3.3M
+60.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,240,000
6.5%
$2,990,000
7%
$2,775,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,060,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,855,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$3,630,000
Change: +76% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,300,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,245,000
Change: +58% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,070,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$2.39M
Range $2.15M – $2.62M · ±10% · vs last sale $2.40M (Jun 15 2025)
Last sale anchor
$2.40M
Jun 15 2025
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
$334 / 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
$17,317
Tax year 2024
Assessed value
$1,111,023
Assessed 2024
Previous assessed
$1,111,023
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$636,247
Assessed improvement
$474,776
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
1970
Heating
NONE
Stories
2
Units
7
Rooms
24
Bathrooms
8
Total area
7,141 SF
Lot
0.16 ac (7,000 SF)
APN
012-243-230
UPID
US09-1404650
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
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
RETAIL STORES
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1970
Heating
NONE
Stories
2
Units
7
Rooms
24
Bathrooms
8
Lot
0.16 ac
Current owner
From public records · entity-resolved
The Ahmed Hussain Revocable Trust
Trust
Mailing address
2390 CRESTMOOR DR, SAN BRUNO, CA 94066-2806
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2025
$2,400,000
The Ahmed Hussain Revocable Trust
The Adriana Precivale 2003 Trust
Grant Deed
$1,350,000 · Jpmorgan Chase Bank NA
Jul 3, 2018
$269,452,000
Genentech INC
Hcp Ssf LLC
Grant Deed
—
Jun 2, 2017
—
Hcp Ssf LLC
Hcp Ssf LLC
Quitclaim Deed
related
—
Apr 20, 2009
—
Telford Family Trust
Telford,cindy
Quit Claim Deed
related
—
Mar 4, 2005
—
Precivale Adriana 2003 Trust
Precivale,adriana
Quit Claim Deed
related
—
Feb 28, 2005
$344,000
Cindy Telford
Becketti,mark
Grant Deed
—
Dec 27, 2004
—
Adriana Precivale
Mezzetta G & L Trust
Grant Deed
related
—
Mar 25, 1997
—
Mezzetta Trust
Mezzetta Trust
Quit Claim Deed
related
—
Feb 26, 1997
—
Mezzetta Trust
Mezzetta Trust
Quit Claim Deed
related
—
Feb 25, 1997
—
Mezzetta Trust
Mezzetta Trust
Quit Claim Deed
related
—
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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