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Property profile & analytics
OFF-MARKET
Estimated value
$7,865,000
Warehouses
111 Hl Dr Brisbane, CA 94005-1203
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1355285
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1971
Total area
19,000 SF
Lot
2.2 ac (95,980 SF)
Zoning code
M10000
APN
005-280-170
UPID
US09-1355285
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.94M
Blend (final)
Blend
$7.87M
Owner & transaction history
101-111 South Hill Drive LLC · 8 yrs held
101-111 South Hill Drive LLC
since 2017
6 recorded transactions
Zoning & alternative use
M10000 · Brisbane, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.8M
+76.7%
Office building
$12.2M
+67.6%
Neighborhood: shopping center
$10.3M
+41.0%
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 Brisbane submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brisbane 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$7,270,000
Current use
RESTAURANT
$12,845,000
Change: +77% · Conversion: Difficult
OFFICE BUILDING
$12,190,000
Change: +68% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,255,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$9,660,000
Change: +33% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,780,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,630,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,025,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$7.87M
Range $7.08M – $8.65M · ±10%
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
$414 / 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
$92,151
Tax year 2024
Assessed value
$8,054,043
Assessed 2024
Previous assessed
$8,054,043
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$6,849,285
Assessed improvement
$1,204,758
Applied tax rate
18.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1971
Heating
NONE
Stories
1
Total area
19,000 SF
Lot
2.2 ac (95,980 SF)
Zoning code
M10000
APN
005-280-170
UPID
US09-1355285
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M10000 · Brisbane, CA
Zoning M10000 · permitted uses
M10000 · Brisbane, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brisbane. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$7.3M
RESTAURANT
Est. value
$12.8M
OFFICE BUILDING
Est. value
$12.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.3M
RETAIL STORES
Est. value
$9.7M
COMMERCIAL (GENERAL)
Est. value
$8.8M
AUTO REPAIR, GARAGE
Est. value
$8.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
WAREHOUSE, STORAGE Current
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1971
Heating
NONE
Stories
1
Lot
2.2 ac
Current owner
From public records · entity-resolved
101-111 South Hill Drive LLC
Entity
Mailing address
123 S HL DR, BRISBANE, CA 94005-1203
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2017
$12,650,000
101-111 South Hill Drive LLC
Shih Ji Yin LLC
Grant Deed
—
Jun 17, 2013
—
Shih Ji Yin LLC
Chang Lily S Trust
Grant Deed
—
Jan 9, 2004
—
Chang,tr
Chang,lily S
Quit Claim Deed
related
—
Aug 25, 2003
—
Lily S Chang
Chang,josephe F
Quit Claim Deed
related
—
Jan 16, 2003
—
Lily S Chang
Chang,joseph F
Quit Claim Deed
related
—
—
—
Joseph F Chang
—
Deed Of Trust
related
$1,800,000 · Individual
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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