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Property profile & analytics
OFF-MARKET
Estimated value
$12,725,000
Office buildings
1241 Hillsdale Blvd, Foster City, CA 94404-1241
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0856171
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1995
Total area
42,430 SF
Lot
2.22 ac (96,632 SF)
Zoning code
CM0000
APN
094-181-070
UPID
US09-0856171
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
$13.53M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.73M
Owner & transaction history
Hsre-pcms Campus Drive Mob LLC · 8 yrs held
Hsre-pcms Campus Drive Mob LLC
since 2018
7 recorded transactions
Zoning & alternative use
CM0000 · Foster City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Foster City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Foster City 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%
$14,655,000
6.5%
$13,530,000
7%
$12,560,000
Blend value · Realmo final
$12.73M
Range $11.45M – $14.00M · ±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
$300 / 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
$263,405
Tax year 2024
Assessed value
$22,813,477
Assessed 2024
Previous assessed
$22,813,477
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$13,653,952
Assessed improvement
$9,159,525
Applied tax rate
20.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1995
Heating
NONE
Stories
2
Total area
42,430 SF
Lot
2.22 ac (96,632 SF)
Zoning code
CM0000
APN
094-181-070
UPID
US09-0856171
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CM0000 · Foster City, CA
Zoning CM0000 · permitted uses
CM0000 · Foster City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Foster City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Heating
NONE
Stories
2
Lot
2.22 ac
Current owner
From public records · entity-resolved
Hsre-pcms Campus Drive Mob LLC
Entity
Mailing address
2029 CENTURY PARK E STE #2920, LOS ANGELES, CA 90067-3085
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2025
—
Hsre Vcm Foster City Mob LLC
—
Deed
related
$19,033,899 · Bmo Bank NA
Jul 16, 2021
—
Hsre Vcm Foster City Mob LLC
—
Deed
related
—
Dec 24, 2020
—
Hsre-vcm Foster City Mob LLC
—
Deed
related
$15,361,746 · Capital One NA
Dec 23, 2019
—
Hsre-vcm Foster City Mob LLC
—
Deed
related
$17,018,000 · Capital One Nat'l Assn
Jun 12, 2018
$30,000,000
Hsre-pcms Campus Drive Mob LLC
Sfi 901 Campus Dr LLC
Grant Deed
—
Dec 30, 2016
$20,005,000
Hsre Vcm Foster City Mob LLC
Sfi 1241 E Hillsdale Blvd LLC
Grant Deed
$17,018,000 · Capital One NA
Jun 2, 2014
$16,150,000
Sfi 1241 E Hillsdale Blvd LLC
Foster City Mob LLC
Grant Deed
$11,153,000 · Rait Ptshp
Jun 24, 2011
$7,000,000
Foster City Mob LLC
East West Bank
Grant Deed
$8,000,000 · Wells Fargo Bank NA
Jan 21, 2010
$13,000,000
United Coml Bk
Fidelity Natl Title Co
Trustees Deed
related
—
May 12, 2006
$9,500,000
Foster City Medical Center LLC
Dove Real Estate Holdings I INC
Grant Deed
$9,000,000 · Lenders Funding LLC
Apr 24, 1998
—
Real Estate Holdings Dove
Ross-dove Co
Quit Claim Deed
related
$4,700,000 · Nomura Asset Capital Corp
Jan 28, 1994
$3,200,000
Ross-dove Co INC
Minnesota Mining
Grant Deed
$1,911,000 · Comerica Bank
—
—
Hsre-vcm Foster City Mob LLC
—
Loan Modification
related
$17,018,000 · Capital One Nat'l Assn
—
—
Foster City Medical Center LLC
—
Deed Of Trust
related
$17,800,000 · United Commercial Bank
—
—
Foster City Medical Center LLC
—
Deed Of Trust
related
$5,860,000 · Mika R/e Opportunity Fund I
—
—
Dove R/e Holdings I INC
—
Deed Of Trust
related
$6,650,000 · First Republic Bank
—
—
Hsre-vcm Foster City Mob LLC
—
Loan Modification
related
$15,361,746 · Capital One NA
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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