What's a realistic Hillsborough cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in Hillsborough is either C-class neighborhood or pro-forma fiction.
For Hillsborough investors
Hillsborough investment property realtor — real underwriting, no pro-forma fiction.
Roger Grubb specializes in Bay Area small-multifamily and SFR-rental underwriting. He has closed Richmond duplexes, Concord triplexes, and Oakland 4-unit properties. He underwrites on actual rents and actual carrying costs — not Zillow estimates. (510) 504-0402.
Hillsborough stats: median $4,850,000 · $1276/sqft · 30 DOM.
Why Hillsborough for investors
Residential-only luxury. Half-acre minimum lots, mature canopy, three private country clubs. Burlingame-adjacent.
Roger\'s read: North Hillsborough trades fastest. Lower South + Hayne / Tobin areas have the trees + lots. Country Club estates have the prestige.
Hillsborough investor FAQ
Does Hillsborough cash flow work at 25% down?
Year 1 typically no. The math works on 5+ year holds with rent growth + appreciation + principal paydown.
Can I 1031 into Hillsborough?
Yes. Roger works with two qualified intermediaries and has hit 45-day identification windows under tight conditions.
How do I find off-market deals in Hillsborough?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.
Hillsborough investor? One call.
Roger answers his own phone. (510) 504-0402.