$6,995,000
380 Robinwood Ln, Hillsborough 94010
AddressIntel AI Briefing
The optimal play here is stealth density: primary + ADU + JADU to expand the existing, already remodeled 1957 home while preserving its high-end finish. A full teardown-and-mansionize strategy is financially unfeasible given the high $6.99M entry cost relative to the projected $10.5M new build ARV. Highly favorable demographics and a zero-hazard profile support value preservation, but the high entry price restricts redevelopment margins.
Property Permit History
| Date | Project Type | Status | Valuation | Contractor |
|---|---|---|---|---|
| 2026-07-17 | UPPER SEWER LATERAL - SWR AND WTR TEST W REPAIR | Issued | -- | Unknown |
| 2026-07-17 | LOWER SEWER LATERAL - REPAIR | Issued | -- | Unknown |
| 2026-06-04 | TREE REMOVAL - HAZARD ON PRIVATE PROPERTY | Issued | -- | Unknown |
| 2026-04-01 | SEWER VIDEO REVIEW FOR PROPERT... - | Issued | -- | Unknown |
| 2023-03-27 | REMODEL - FACADE CHANGES | Finaled | $100,000 | ZOOM BUILDERS dba: ZUME BUILDERS INC. |
Recent Neighborhood Remodeling (Hillsborough)
Parcel & Zoning Info
ADU Potential
Flag / irregular · ~193 ft frontage × 205 ft deep, a tucked-away rear unit is very private; access is typically via the pole driveway.
Screening heuristic based on lot size, existing coverage, lot orientation, and hazard overlays. CA ADU law is ministerial statewide; verify max size, setbacks, and JADU owner-occupancy with the local planning dept.
Redevelopment Potential
Small, older home using a low share of the allowable building envelope on a sizable lot, a scrape-and-rebuild or major-expansion play. Zoning allows roughly 8,477 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. City sets no explicit FAR (or is not individually curated); allowable area is a conservative estimate. Source: conservative default (0.40 FAR — city not individually curated) (as of 2026-06-30). Verify FAR, coverage, setbacks, and height with the local planning dept.
Hazard Snapshot
Flood Zone
Fire Severity
Liquefaction
Fault Zone
Not a substitute for a Natural Hazard Disclosure (NHD) report. Zones reflect available GIS data and may not cover all localities.
Nearby Public Schools
West Hillsborough
Hillsborough City Elementary
Crocker Middle
Hillsborough City Elementary
Aragon High
San Mateo Union High
School boundaries are subject to change. Nearest school distance does not guarantee enrollment eligibility. Check with the local district. Data provided by CDE.
Proprietary Intelligence
Market Heat Index
95/100
Based on recent sales velocity and local demand in 94010.
Flippability Score
40/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
53%
Likelihood of multiple offers based on local list-to-sale ratios and DOM.
Proforma ROI Calculator
Back-of-the-napkin deal analysis across development strategies.
We don't hold this jurisdiction's floor-area rule, so the default builds to roughly 8,477 sqft from a conservative 0.40 FAR approximation — a starting point, not a zoning answer. Check the local code before you rely on it.
Median of 12 recent single-family sales in Hillsborough (94010): $1,241/sqft. Sized within 25% of the 8,500 sqft build, because smaller houses sell for more per foot and pricing a rebuild off them overstates resale.
Commission, transfer tax and closing. Deducted from resale before profit, so the ROI below is net of the exit rather than gross.
Carry on total capital for the project duration. At 0% the model is a cash purchase; 12 months at a typical construction-loan rate moves ROI by 6 to 10 points on a deal this size, so price it with your real rate.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (Hillsborough 94010)
Sized to the modelled 8,500 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.