$1,599,000
45 E Hillsdale Blvd, San Mateo 94403
AddressIntel AI Briefing
Since SB 9 is blocked by the active flood zone hazard, the optimal play is a stealth density approach using a ministerial ADU. The home is already fully updated, making a remodel-centric rental strategy or primary-plus-ADU play highly cost-effective. Liquefaction and flood issues further discourage heavy ground-up redevelopment.
Property Permit History
Recent Neighborhood Remodeling (San Mateo)
Parcel & Zoning Info
ADU Potential
Flag / irregular · ~113 ft frontage × 125 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
SB 79 preempts the limit these figures are measured against. This parcel sits within a half mile of a qualifying transit stop in a city that adopted the state standards, so state law overrides the local height and density caps and the governing envelope is a multifamily one, substantially larger than the city's single-family allowance. Read the score, class and headroom above as describing the municipal rule only, not this parcel's ceiling. Confirm the city's adopted SB 79 implementation before underwriting.
Small, older home using a low share of the allowable building envelope on a sizable lot, a scrape-and-rebuild or major-expansion play. The city’s single-family rule allows roughly 3,000 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit, which SB 79 preempts on this parcel. FAR figure is a discretionary-review trigger, not a hard cap. Treat as approximate. Source: San Mateo Muni Code 27.18.060 (R1-B/C default; district unresolved) (as of 2026-08-24). 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
George Hall Elementary
San Mateo-Foster City
Abbott Middle
San Mateo-Foster City
Hillsdale 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
85/100
Based on recent sales velocity and local demand in 94403.
Flippability Score
55/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
63%
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.
SB 79 governs this parcel. It sits within a half mile of a qualifying transit stop in a city that adopted the state standards, so state law preempts the local height and density limits and the real ceiling here is a multifamily one, well above what the city's single-family rule allows. The figures below model a detached rebuild, which is not the play on this lot — we don't quote a return on it. Check the city's adopted SB 79 implementation before you underwrite.
Median of 12 recent single-family sales in San Mateo (94403): $1,059/sqft. Sized within 25% of the 3,000 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 (San Mateo 94403)
Sized to the modelled 3,000 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.