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Property profile & analytics
OFF-MARKET
Estimated value
$222,200,000
Office buildings
2884 Sand Hl Rd, Menlo Park, CA 94025-7072
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1514497
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1964
Total area
94,000 SF
Lot
4.25 ac (185,318 SF)
Zoning code
EAC01C
APN
074-250-330
UPID
US09-1514497
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
-
Owl Rock Capital Partners Corporate Office Financial Advisor
-
Robert Half International Inc Employment Agency
-
FedEx Drop Box Postal Service Courier Service
-
Protiviti Inc Business Management Consultant
-
Accountemps Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$222.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$222.20M
Owner & transaction history
Sand Hill Commons Reit INC · 11 yrs held
Sand Hill Commons Reit INC
since 2015
Last sale
$222.2M
3 recorded transactions
Zoning & alternative use
EAC01C · Menlo Park, 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 Menlo Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Menlo Park 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
$222,200,000
ML approach
$222,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$222.20M
Range $199.98M – $244.42M · ±10% · vs last sale $222.20M (Oct 28 2024)
Last sale anchor
$222.20M
Oct 28 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
$2,364 / 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
$698,755
Tax year 2024
Assessed value
$62,970,235
Assessed 2024
Previous assessed
$62,970,235
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$16,077,502
Assessed improvement
$46,892,733
Applied tax rate
8.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1964
Heating
NONE
Stories
2
Total area
94,000 SF
Lot
4.25 ac (185,318 SF)
Zoning code
EAC01C
APN
074-250-330
UPID
US09-1514497
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
EAC01C · Menlo Park, CA
Zoning EAC01C · permitted uses
EAC01C · Menlo Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Menlo Park. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Heating
NONE
Stories
2
Lot
4.25 ac
Current owner
From public records · entity-resolved
Sand Hill Commons Reit INC
Entity
Free & Clear · 11 yrs held
Mailing address
601 S FIGUEROA ST STE #3400, LOS ANGELES, CA 90017-5739
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2015
—
Sand Hill Commons Reit INC
Clpf-sand Hill Commons LP
Quit Claim Deed
—
Jul 11, 1989
—
Hill Common Sand
Allstate Incuran
Quit Claim Deed
related
—
Sep 22, 1988
—
Hill Common Sand
Sand Hill Common
Quit Claim Deed
related
$32,500,000 · Aetna Casualty & Surety Co
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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