What's a realistic San Bruno cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in San Bruno is either C-class neighborhood or pro-forma fiction.
For San Bruno investors
San Bruno 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.
San Bruno stats: median $1,250,000 · $833/sqft · 14 DOM.
Why San Bruno for investors
Working-class roots becoming more polished. BART, SFO 5 minutes away, mid-century ranch architecture, walkable downtown on San Mateo Ave.
Roger\'s read: Crestmoor + Rollingwood (above the freeway noise) are the best long-term holds. Pacific Heights of San Bruno is a real thing locals know about.
San Bruno investor FAQ
Does San Bruno 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 San Bruno?
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 San Bruno?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.