What's a realistic San Mateo cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in San Mateo is either C-class neighborhood or pro-forma fiction.
For San Mateo investors
San Mateo 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 Mateo stats: median $1,780,000 · $962/sqft · 14 DOM.
Why San Mateo for investors
Larger and more varied than its Peninsula neighbors. From mid-priced Hillsdale to luxury Hayward Park to walkable downtown San Mateo.
Roger\'s read: Aragon HS catchment is the school sweet spot. Hayward Park is the historic-architecture gem. Shoreview/Sugar Loaf has the most upside.
San Mateo investor FAQ
Does San Mateo 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 Mateo?
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 Mateo?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.