$3,588,000
502-508A Commercial Ave, South San Francisco 94080
AddressIntel AI Briefing
The optimal play here is a comprehensive teardown-and-mansionize or conversion to high-density multi-family use, given the property's massive layout and flexible location. The high asking price requires a sophisticated build execution to realize the underlying land value. Developers must navigate the lack of modern utility connections during the planning phase.
Property Permit History
Recent Neighborhood Remodeling (South San Francisco)
Parcel & Zoning Info
Seller Motivation
Inferred from days on market and listing-description language (e.g. "as-is", "estate sale", "motivated seller"). A screening heuristic for likely negotiability, not a statement about the seller's circumstances.
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
45/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
1%
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 9,200 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 9,200 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.