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Property profile & analytics
OFF-MARKET
Estimated value
$13,055,000
Office buildings
85 Willow Rd, Menlo Park, CA 94025-3656
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1561648
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1963
Total area
32,565 SF
Lot
3.16 ac (137,841 SF)
Zoning code
C10000
APN
062-422-080
UPID
US09-1561648
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
-
Robinhood Crypto LLC Corporate Office
-
Robinhood Corporate Office Corporate Office
-
Robinhood Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.06M
Owner & transaction history
85 Willow Owner LP · 7 yrs held
85 Willow Owner LP
since 2019
2 recorded transactions
Zoning & alternative use
C10000 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$18,540,000
6.5%
$17,115,000
7%
$15,895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$20,890,000
Current use
APARTMENT HOUSE (5+ UNITS)
$18,120,000
Change: -13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$17,575,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$13.06M
Range $11.75M – $14.36M · ±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
$401 / 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
$692,958
Tax year 2024
Assessed value
$63,103,378
Assessed 2024
Previous assessed
$63,103,378
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$37,183,967
Assessed improvement
$25,919,411
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
1963
Heating
NONE
Stories
1
Total area
32,565 SF
Lot
3.16 ac (137,841 SF)
Zoning code
C10000
APN
062-422-080
UPID
US09-1561648
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
C10000 · Menlo Park, CA
Zoning C10000 · permitted uses
C10000 · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$20.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$18.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.6M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
1963
Heating
NONE
Stories
1
Lot
3.16 ac
Current owner
From public records · entity-resolved
85 Willow Owner LP
Entity
Free & Clear · 7 yrs held
Mailing address
222 S RIVERSIDE PLZ FL #34, CHICAGO, IL 60606-6886
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2019
$57,700,000
85 Willow Owner LP
Willow Menlo Owner LLC
Grant Deed
—
Dec 24, 2014
—
Willow Menlo Owner LLC
Sunset Publishing Corp
Grant Deed
$54,930,676 · Pccp Credit Vi Reit-sub Holdco
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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