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Property profile & analytics
OFF-MARKET
Estimated value
$44,110,000
Office buildings
3460 Hillview Ave Palo Alto, CA 94304-1338
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-3394190
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
TILT-UP CONCRETE
Total area
76,951 SF
Lot
7.36 ac (320,601 SF)
Zoning code
RP5
APN
142-16-059
UPID
US09-3394190
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
-
Yohana Corporate Office
-
SAP (Building 6 - PAL06) Corporate Office Business Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$44.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$44.11M
Owner & transaction history
Are-san Francisco No 86 LLC · 5 yrs held
Are-san Francisco No 86 LLC
since 2020
Last sale
$40.5M
7 recorded transactions
Zoning & alternative use
RP5 · Palo Alto, 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 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
$50,995,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$48,125,000
6.5%
$44,425,000
7%
$41,250,000
Blend value · Realmo final
$44.11M
Range $39.70M – $48.52M · ±10% · vs last sale $40.51M (Oct 8 2020)
Last sale anchor
$40.51M
Oct 8 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
$573 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$81,151,200
Assessed 2023
Previous assessed
$79,560,000
+2.0% YoY
Assessed land
$57,534,120
Assessed improvement
$23,617,080
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
76,951 SF
Lot
7.36 ac (320,601 SF)
Zoning code
RP5
APN
142-16-059
UPID
US09-3394190
Jurisdiction
SANTA CLARA
Zoning & alternative use
RP5 · Palo Alto, CAZoning 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
Building & site characteristics
From public records
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
7.36 ac
Current owner
From public records · entity-resolved
Are-san Francisco No 86 LLC
Entity
Mailing address
26 N EUCLID AVE, PASADENA, CA 91101-1961
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2020
$40,506,500
Are-san Francisco No 86 LLC
Hillview Palo Alto LLC
Grant Deed
—
Aug 1, 2012
$50,000,000
Hillview Palo Alto LLC
Leland Stanford Junior Univ
Grant Deed
—
Aug 25, 2005
—
Juliane Stevens
Stevens,curtis
Quit Claim Deed
related
—
Nov 2, 1995
—
Louis J Trescony
Trescony,helen
Quit Claim Deed
related
$1,400,000 · Owens Financial Group INC
Oct 27, 1994
$1,600,000
Juliane Stevens
Trescony,julian M
Grant Deed
$1,600,000 · Seller
Aug 1, 1994
—
Trescony Trust
—
Deed Of Trust
related
$1,600,000 · Individual
—
—
Trescony Family LP
—
Deed Of Trust
related
$4,000,000 · Prudential Mortgage Capital Co
—
—
Trescony Family LP
—
Deed Of Trust
related
$6,000,000 · First Unum 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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