Individually Owned 
For Sale
1 / 9
$2,238,888
840 El Camino Real, Millbrae, CA 94030
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Property summary
AI-generated overview
840 El Camino Real is a six-unit multifamily apartment building in Millbrae containing studio residences with a total building area of 4,410 square feet. The property features covered parking, private storage for residents, and an on-site laundry room. It is located in Millbrae within approximately half a mile of the Millbrae transit hub, providing access to nearby regional transit and major transportation corridors including BART, Caltrain, SFO, Highway 101, and I-280. The building configuration is arranged around studio layouts suitable for small multifamily occupancy.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1952
Total area
4,410 SF
Lot
0.12 ac (5,244 SF)
APN
021-311-170
UPID
US10-2947225
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.86M
CAP Approach
CAP
$1.85M
Comparable Approach
Comparable
$1.95M
Blend (final)
Blend
$2.86M
Owner & transaction history
since 2023
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Top alternative use upside
Office building
$2.8M
+93.8%
Neighborhood: shopping center
$2.4M
+63.1%
Retail stores
$2.2M
+53.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 80 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.86M
Value range
$2.57M – $3.14M
±10% around blend
Estimated value / SF
$647 / SF
Confidence
High
80 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$2.57M
blend $2.86M
$3.14M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,410 SF
Lot area
0.12 ac
Year built
1952
Stories
2
APN
021-311-170
Assessed value
$2,529,600
Annual tax
$35,128
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.85M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.00M
@ 6.5% CAP return
$1.85M
@ 7% CAP return
$1.72M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$35,128
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.59M
Weighted, 20 comps · high confidence
Evidence
80 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.1 mi away · 4,192 SF
10.0 mi away · 3,896 SF
10.6 mi away · 4,995 SF
10.8 mi away · 4,110 SF
11.0 mi away · 5,460 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.86M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 22 sales
$331
+96%
Submarket 22 sales
$331
+96%
County 571 sales
$370
+75%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $647/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+94%
vs current-use indication
Neighborhood: Shopping Center
Retail Stores
Commercial (general)
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 80 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
4.20%
Selected cap rate for this other apartment buildings
Derived from the Millbrae market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.20%
9.0%
NOI (est.)
$120k *
Last sale · Apr 2023
$2.48M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.86M
Move the market yield to see immediate price impact.
Value / SF
$648
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.70%4.20%4.70%
$108k
$2.92M
$2.57M
$2.30M
$120k
$3.24M
$2.86M
$2.55M
$132k
$3.57M
$3.14M
$2.81M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
80 found
High confidence · county-verified
Closest comparable
$2.06M
6.1 mi · Dec 2025 · $465/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$35,128
Tax year 2024
Assessed value
$2,529,600
Assessed 2024
Previous assessed
$2,529,600
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,428,000
Assessed improvement
$1,101,600
Applied tax rate
14.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1952
Heating
NONE
Stories
2
Units
6
Rooms
12
Bathrooms
6
Total area
4,410 SF
Lot
0.12 ac (5,244 SF)
APN
021-311-170
UPID
US10-2947225
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1952
Heating
NONE
Stories
2
Units
6
Rooms
12
Bathrooms
6
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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