$4,087,000
30 Bluebell Ln, Hillsborough 94010
Size check
The listing's square footage against the county assessor's record and the permits on file.
The listing reports 600 sqft more than the county has on record, and no permit on file added floor area.
What can explain a difference
- Space built without a permit.
- Permitted work the assessor has not recorded yet.
- An ADU, a finished basement or a converted garage counted in one figure and not the other.
- Different measuring. Listing agents and the assessor often measure the same house differently.
AddressIntel AI Briefing
Strong baseline spreads support a mid-to-high level renovation to maximize the lot's value. The presence of a landslide hazard zone necessitates a cautious foundation assessment before executing structural changes.
Property Permit History
Recent Neighborhood Remodeling (Hillsborough)
Parcel & Zoning Info
ADU Potential
Flag / irregular · ~404 ft frontage × 432 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.
Seller Motivation
Inferred from days on market and listing-description language (e.g. "as-is", "estate sale", "motivated seller"). A screening heuristic for likely negotiability, not a statement about the seller's circumstances.
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 14,100 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. FAR figure is a discretionary-review trigger, not a hard cap. Treat as approximate. Source: Town of Hillsborough Development Standards (rev. July 2026), Minimum and Maximum House Size; Muni Code Title 17 (as of 2026-09-03). 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. Liquefaction and fault flags: modified from California Geological Survey, Web Service of Official Maps of Alquist-Priolo Earthquake Fault Zones and Web Service of Official Maps of Seismic Hazard Zones (2025).
Nearby Public Schools
Highlands Elementary
San Mateo-Foster City
Borel Middle
San Mateo-Foster City
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
83/100
Based on recent sales velocity and local demand in 94010.
Flippability Score
55/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
1%
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.
Median of 12 recent single-family sales in Hillsborough (94010): $1,465/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 4,700 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.
Interest on the purchase price for the whole project plus half the build budget, since construction draws ramp up. The default is 7% over 33 months, the median purchase-to-sale time of 239 real Peninsula and South Bay rebuilds. Set the rate to 0 for a cash purchase, or use your own lender's terms.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (Hillsborough 94010)
Sized to the modelled 4,700 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.