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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Retail space
1015 Howard Ave San Mateo, CA 94401-1116
Individually Owned
~
Est. High Equity
Property ID
US09-2452962
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
2,110 SF
Lot
0.12 ac (5,150 SF)
Zoning code
CH00C4
APN
029-311-080
UPID
US09-2452962
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
-
Greenhills Painting Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.46M
CAP Approach
CAP
$830k
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.36M
Owner & transaction history
Richard Luigi Freschet Revocable Tr
Richard Luigi Freschet Revocable Tr
since 2025
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
CH00C4 · San Mateo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+34.5%
Neighborhood: shopping center
$1.1M
+11.3%
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 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
$1,425,000
ML approach
$1,455,000
CAP Approach
CAP Return
Estimation
6%
$900,000
6.5%
$830,000
7%
$770,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,025,000
Current use
OFFICE BUILDING
$1,375,000
Change: +35% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,140,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$975,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$960,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.30M (Aug 31 2023)
Last sale anchor
$1.30M
Aug 31 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
$642 / 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
$16,823
Tax year 2024
Assessed value
$1,300,000
Assessed 2024
Previous assessed
$1,300,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,030,000
Assessed improvement
$270,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Heating
NONE
Total area
2,110 SF
Lot
0.12 ac (5,150 SF)
Zoning code
CH00C4
APN
029-311-080
UPID
US09-2452962
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CH00C4 · San Mateo, CA
Zoning CH00C4 · permitted uses
CH00C4 · San Mateo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Mateo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$975,000
AUTO REPAIR, GARAGE
Est. value
$960,000
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1950
Heating
NONE
Lot
0.12 ac
Current owner
From public records · entity-resolved
Richard Luigi Freschet Revocable Tr
Individual
Mailing address
PO BOX 2094, BURLINGAME, CA 94011-2094
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
$1,400,000
Richard Luigi Freschet Revocable Tr
David And Kristina L Alfaro Family
Grant Deed
$800,000 · David & Kristina L Alfaro Family Tr
Aug 31, 2023
$1,300,000
David Alfaro
Patricia M Grant
Grant Deed
—
Jul 24, 2013
—
Dogol,doris Trust
Gogol Family Trust B
Quit Claim Deed
related
—
Apr 8, 2002
—
Gogol Trust
Gogol Trust
Quit Claim Deed
related
—
Aug 17, 1992
—
Gogol Trust
Gogol,jan L & Do
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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