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Property profile & analytics
OFF-MARKET
Estimated value
$51,350,000
Apartment buildings
849 Orange Ave South San Francisco, CA 94080-3184
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2250348
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
128,506 SF
Lot
2.17 ac (94,492 SF)
APN
013-250-120
UPID
US09-2250348
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
-
LimoSFVIP Worldwide Limousine Service
-
Club View Apartments Apartment Building
-
Income-Tax Preparation Services Tax Preparation
-
Social9 (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$53.81M
Comparable Approach
Comparable
$51.66M
Blend (final)
Blend
$51.35M
Owner & transaction history
Rts Ssf LLC · 3 yrs held
Rts Ssf LLC
since 2023
Last sale
$48.0M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$82.4M
+122.5%
Neighborhood: shopping center
$69.3M
+87.2%
Retail stores
$65.4M
+76.4%
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
$55,275,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$58,295,000
6.5%
$53,810,000
7%
$49,965,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$37,050,000
Current use
OFFICE BUILDING
$82,435,000
Change: +122% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$69,345,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$65,350,000
Change: +76% · Conversion: Difficult
COMMERCIAL (GENERAL)
$59,390,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$58,380,000
Change: +58% · Conversion: Difficult
WAREHOUSE, STORAGE
$55,270,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$51.35M
Range $46.22M – $56.49M · ±10% · vs last sale $48.00M (Jan 24 2023)
Last sale anchor
$48.00M
Jan 24 2023
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
$400 / 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
$607,953
Tax year 2024
Assessed value
$48,960,000
Assessed 2024
Previous assessed
$48,960,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$10,404,000
Assessed improvement
$38,556,000
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
1964
Heating
NONE
Stories
4
Units
102
Rooms
33
Bathrooms
1
Total area
128,506 SF
Lot
2.17 ac (94,492 SF)
APN
013-250-120
UPID
US09-2250348
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
$37.1M
OFFICE BUILDING
Est. value
$82.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$69.3M
RETAIL STORES
Est. value
$65.4M
COMMERCIAL (GENERAL)
Est. value
$59.4M
AUTO REPAIR, GARAGE
Est. value
$58.4M
WAREHOUSE, STORAGE
Est. value
$55.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1964
Heating
NONE
Stories
4
Units
102
Rooms
33
Bathrooms
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
Rts Ssf LLC
Entity
Mailing address
1020 CORPORATION WAY STE #100, PALO ALTO, CA 94303-4317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2023
$48,000,000
Rts Ssf LLC
Koret Foundation
Grant Deed
$110,000,000 · The Northern Trust Co
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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