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Property profile & analytics
OFF-MARKET
Estimated value
$47,190,000
Apartment buildings
100 Hillsdale Blvd San Mateo, CA 94403-4216
Entity Owned
Free & Clear
Property ID
US09-5707363
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Total area
67,450 SF
Lot
3.5 ac (152,392 SF)
APN
039-481-250
UPID
US09-5707363
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
$47.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$47.19M
Owner & transaction history
ESSEX HILLSDALE GARDEN APARTMENTS · 2 yrs held
ESSEX HILLSDALE GARDEN APARTMENTS
since 2024
Last sale
$47.2M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$45.6M
+118.1%
Office building
$44.0M
+110.3%
Neighborhood: shopping center
$36.4M
+74.1%
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 San Mateo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Mateo 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
$47,190,000
ML approach
$47,190,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$45,610,000
Change: +118% · Conversion: Difficult
OFFICE BUILDING
$43,980,000
Change: +110% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$36,400,000
Change: +74% · Conversion: Difficult
RETAIL STORES
$32,690,000
Change: +56% · Conversion: Difficult
COMMERCIAL (GENERAL)
$31,170,000
Change: +49% · Conversion: Moderate
AUTO REPAIR, GARAGE
$30,640,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$47.19M
Range $42.47M – $51.91M · ±10% · vs last sale $47.19M (Oct 18 2024)
Last sale anchor
$47.19M
Oct 18 2024
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
$700 / 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
$267,384
Tax year 2024
Assessed value
$12,196,008
Assessed 2024
Previous assessed
$12,196,008
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$9,538,775
Assessed improvement
$2,657,233
Applied tax rate
12.0000
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
1948
Heating
NONE
Stories
2
Units
66
Rooms
274
Bathrooms
7
Total area
67,450 SF
Lot
3.5 ac (152,392 SF)
APN
039-481-250
UPID
US09-5707363
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
RESTAURANT
Est. value
$45.6M
OFFICE BUILDING
Est. value
$44.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$36.4M
RETAIL STORES
Est. value
$32.7M
COMMERCIAL (GENERAL)
Est. value
$31.2M
AUTO REPAIR, GARAGE
Est. value
$30.6M
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1948
Heating
NONE
Stories
2
Units
66
Rooms
274
Bathrooms
7
Lot
3.5 ac
Current owner
From public records · entity-resolved
ESSEX HILLSDALE GARDEN APARTMENTS
Individual
Free & Clear · 2 yrs held
Mailing address
PO BOX 4747, OAK BROOK, IL 60522-4747
Ownership since
2024
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
Oct 18, 2024
$47,192,000
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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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