$2,200,000
542 Grand Ave, South San Francisco 94080
AddressIntel AI Briefing
This property is best framed as a condo/townhome style investment focusing on maximizing rental yield from the existing massive footprint. Since the current square footage already matches maximum FAR, a teardown or SB9 split is highly unfeasible. Investors should target interior optimization to maximize cash-on-cash returns.
Property Permit History
Recent Neighborhood Remodeling (South San Francisco)
Parcel & Zoning Info
Hazard Snapshot
Flood Zone
Fire Severity
Liquefaction
Fault Zone
Not a substitute for a Natural Hazard Disclosure (NHD) report. Zones reflect available GIS data and may not cover all localities. Liquefaction and fault flags: modified from California Geological Survey, Web Service of Official Maps of Alquist-Priolo Earthquake Fault Zones and Web Service of Official Maps of Seismic Hazard Zones (2025).
Nearby Public Schools
Spruce Elementary
South San Francisco Unified
Parkway Heights Middle
South San Francisco Unified
South San Francisco High
South San Francisco Unified
School boundaries are subject to change. Nearest school distance does not guarantee enrollment eligibility. Check with the local district. Data provided by CDE.
Proprietary Intelligence
Market Heat Index
78/100
Based on recent sales velocity and local demand in 94080.
Flippability Score
15/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
63%
Likelihood of multiple offers based on local list-to-sale ratios and DOM.
Proforma ROI Calculator
Back-of-the-napkin deal analysis across development strategies.
Median of 4 recent multi-family sales in South San Francisco (94080): $272/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 8,900 sqft build, because smaller houses sell for more per foot and pricing a rebuild off them overstates resale.
Commission, transfer tax and closing. Deducted from resale before profit, so the ROI below is net of the exit rather than gross.
Interest on the purchase price for the whole project plus half the build budget, since construction draws ramp up. The default is 7% over 33 months, the median purchase-to-sale time of 239 real Peninsula and South Bay rebuilds. Set the rate to 0 for a cash purchase, or use your own lender's terms.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (South San Francisco 94080)
Sized to the modelled 8,900 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.