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Property profile & analytics
OFF-MARKET
Estimated value
$61,920,000
Life science properties
3412 Hillview Ave Palo Alto, CA 94304-1395
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-2039282
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
2008
Construction
TILT-UP CONCRETE
Total area
76,478 SF
Lot
5.66 ac (246,549 SF)
Zoning code
RP5
APN
142-16-079
UPID
US09-2039282
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
-
SAP Labs (PAL02) (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$71.97M
Blend (final)
Blend
$61.92M
Owner & transaction history
Are-san Francisco No 82 LLC · 6 yrs held
Are-san Francisco No 82 LLC
since 2020
Last sale
$56.1M
3 recorded transactions
Zoning & alternative use
RP5 · Palo Alto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$83.2M
+90.4%
Neighborhood: shopping center
$78.6M
+79.9%
Retail stores
$76.7M
+75.7%
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 Palo Alto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palo Alto 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
$63,455,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$43,680,000
Current use
OFFICE BUILDING
$83,155,000
Change: +90% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$78,595,000
Change: +80% · Conversion: Difficult
RETAIL STORES
$76,730,000
Change: +76% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$39,820,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$61.92M
Range $55.73M – $68.11M · ±10% · vs last sale $56.12M (Feb 5 2020)
Last sale anchor
$56.12M
Feb 5 2020
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
$810 / 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
$943,806
Tax year 2024
Assessed value
$79,879,053
Assessed 2024
Previous assessed
$79,879,053
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$45,096,819
Assessed improvement
$34,782,234
Applied tax rate
6.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
76,478 SF
Lot
5.66 ac (246,549 SF)
Zoning code
RP5
APN
142-16-079
UPID
US09-2039282
Jurisdiction
SANTA CLARA
Zoning & alternative use
RP5 · Palo Alto, CA
Zoning RP5 · permitted uses
RP5 · Palo Alto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palo Alto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$43.7M
OFFICE BUILDING
Est. value
$83.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$78.6M
RETAIL STORES
Est. value
$76.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$39.8M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
5.66 ac
Current owner
From public records · entity-resolved
Are-san Francisco No 82 LLC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
2020
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
Feb 5, 2020
$56,124,000
Are-san Francisco No 82 LLC
3412 Exchange LLC
Grant Deed
—
Jul 15, 2010
$31,500,000
3412 Exchange LLC
Board Of Trustees/leland Stanford
Grant Deed
—
—
—
3412 Exchange LLC
—
Deed Of Trust
related
$31,412,765 · Mony Life Insurance 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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