1101 Tilton Ave · San Mateo, CA 94401

$5,180,000

12 bd · 1.0 ba · 7,756 sqft · MultiFamily public records · 133 Days on market

Built 1954 8,562 sqft lot Est $4173k · 24% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.1/30.0
• DSCR +7.4/10.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

1101 Tilton Ave is a stunning 12-unit apartment community located in the thriving city of San Mateo, California. Situated on a 8,562 square foot parcel of land, the subject property was originally constructed in 1954 and has a gross building area of approximately 7,756 square feet, offering its tenants beautifully designed one-bedroom floor plans. San Mateo is strategically located between San Francisco and San Jose. The city is well situated and offers an ideal climate in a robust and successful community and region. San Mateo offers a vibrant business and retail environment with several major shopping centers and an active downtown area. 1101 Tilton Ave is within one mile to San Mateo Central Park and Downtown San Mateo, featuring a myriad of high-end shopping, dining and entertainment options. The subject property is also located within close proximity to the major transportation corridors of U.S. Highway 101, California State Route 92, the San Mateo Caltrain Station, and the major thoroughfare of El Camino Real. These transportation hubs provide tenants and residents with convenient access to San Francisco and San Jose and provides close proximity to many of the nation's top tech employers including Google, Facebook, Stanford, Box Inc., Visa, Sony as well as many others.

Key facts

• Active downtown area
• 8,562 sq ft lot
• 6 garage spots

Tags

• 12 UNIT APARTMENT COMMUNITY
• ACTIVE DOWNTOWN AREA

Property features AI

Finance

• Other: Tenant-paid utilities: electric and gas
• Financial info: 12-unit complex; Annual rental income: $364,800; Annual gross income: $358,046; Gross scheduled income: $369,120; Other income: $4,320; Total expenses: $105,745; Vacancy factor: 3%; Gross rent multiplier: 14.03; Landscape expense: $1,800; Utility expenses: $16,347

Exterior

• Parking: Attached garage; Carport (6 carport spaces); Uncovered parking; Total of 6 parking spaces
• Utilities: Public water; Public sewer; Public utilities; Primary and separate electric meters; Primary and separate gas meters; Primary water meter
• Home design: One building; Zoned R3
• Construction: Wood frame construction
• Exterior features: Shingle roof; Parking

Interior

• Kitchen: Standard kitchens (appliance details not provided)
• Bedrooms: Units are 1-bedroom (12 units total)
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall furnaces
• Interior features: Parking available on the property
• Laundry & utility: Tenants pay electric and gas utilities

What this means for you Summary

Snapshot

• This is a 12 × 12-bed/12.0-bath units multifamily listed at $5.18M.

Deal economics

• At list price, monthly cash flow is $9k ($107k/yr) — positive. Per door: $742/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($52k rent vs $5.18M).
• Recommended offer: $4.56M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 1.2% in San Mateo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#56 in CA, #2,095 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• San Mateo Union High (suburban): math 50% / reading 70% proficiency, ranked #178 of 1,400 in CA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.6%/yr); 58 active listings in the ZIP; high-income renter base; 1,019 units permitted in San Mateo County in 2024 (484 in 5+ unit buildings).
• At $51,863/mo this rent would consume 509% of the median local household income ($122k/yr) (locally 2173% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $36k of loan paydown is wiped out by about $155k of value loss. Plan a longer hold.
• San Mateo County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($4.56M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $810k; list at $5.18M implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,558,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $4,172,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S Fremont St	0.55mi	12/6.0	6,970 (-10%)	22mo	$3,750,000	$538	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-190,815
• Equity at exit: $772,355

10-year hold

• IRR: 7.8%
• Equity multiple: 1.63×
• Total profit: $910,206
• Equity at exit: $447,872

Cash invested: $1,450,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94401

• Rents YoY: 4.6%
• Active inventory: 58
• Price-to-rent: 99.9×

Monthly cashflow live

• Estimated rent: $51,863 medium
• Mortgage (P&I): −$27,164
• Tax from tax record: −$2,322 /mo · $27,864/yr
• Insurance: −$2,158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,891
• Net cashflow: $8,900

Break-even live

Break-even rent $40,597

Max offer price $5,180,000

Occupancy floor 78%

12-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 12× units	12	12	$51,864
Total (12 units)			$51,863

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $1,295,000
• Closing costs: $155,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-16
   days on market $5,180,000 Active 133 DOM
2. 2026-06-15
   days on market $5,180,000 Active 132 DOM
3. 2026-06-13
   days on market $5,180,000 Active 130 DOM
4. 2026-06-13
   days on market $5,180,000 Active 129 DOM
5. 2026-06-09
   days on market $5,180,000 Active 126 DOM
6. 2026-06-08
   days on market $5,180,000 Active 125 DOM
7. 2026-06-07
   days on market $5,180,000 Active 124 DOM
8. 2026-06-04
   days on market $5,180,000 Active 121 DOM
9. 2026-06-03
   days on market $5,180,000 Active 120 DOM
10. 2026-06-02
    days on market $5,180,000 Active 119 DOM
11. 2026-06-01
    days on market $5,180,000 Active 118 DOM
12. 2026-05-31
    days on market $5,180,000 Active 117 DOM
13. 2026-02-03
    listed $5,180,000 Active 1295-char remark

    Show marketing remark (1295 chars)

    1101 Tilton Ave is a stunning 12-unit apartment community located in the thriving city of San Mateo, California. Situated on a 8,562 square foot parcel of land, the subject property was originally constructed in 1954 and has a gross building area of approximately 7,756 square feet, offering its tenants beautifully designed one-bedroom floor plans. San Mateo is strategically located between San Francisco and San Jose. The city is well situated and offers an ideal climate in a robust and successful community and region. San Mateo offers a vibrant business and retail environment with several major shopping centers and an active downtown area. 1101 Tilton Ave is within one mile to San Mateo Central Park and Downtown San Mateo, featuring a myriad of high-end shopping, dining and entertainment options. The subject property is also located within close proximity to the major transportation corridors of U.S. Highway 101, California State Route 92, the San Mateo Caltrain Station, and the major thoroughfare of El Camino Real. These transportation hubs provide tenants and residents with convenient access to San Francisco and San Jose and provides close proximity to many of the nation's top tech employers including Google, Facebook, Stanford, Box Inc., Visa, Sony as well as many others.

14. 2026-02-03
    listed $5,180,000 Active 1295-char remark

    Show marketing remark (1295 chars)

    1101 Tilton Ave is a stunning 12-unit apartment community located in the thriving city of San Mateo, California. Situated on a 8,562 square foot parcel of land, the subject property was originally constructed in 1954 and has a gross building area of approximately 7,756 square feet, offering its tenants beautifully designed one-bedroom floor plans. San Mateo is strategically located between San Francisco and San Jose. The city is well situated and offers an ideal climate in a robust and successful community and region. San Mateo offers a vibrant business and retail environment with several major shopping centers and an active downtown area. 1101 Tilton Ave is within one mile to San Mateo Central Park and Downtown San Mateo, featuring a myriad of high-end shopping, dining and entertainment options. The subject property is also located within close proximity to the major transportation corridors of U.S. Highway 101, California State Route 92, the San Mateo Caltrain Station, and the major thoroughfare of El Camino Real. These transportation hubs provide tenants and residents with convenient access to San Francisco and San Jose and provides close proximity to many of the nation's top tech employers including Google, Facebook, Stanford, Box Inc., Visa, Sony as well as many others.

15. 2025-08-31
    historical
16. 2025-06-06
    historical
17. 2025-05-19
    listed Active
18. 2021-03-09
    listed $5,600,000 Active
19. 1997-10-30
    soldstatus $810,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $27,864 · $2,322/mo
• Projected year-2 tax: $39,368 · $3,281/mo
• Expected delta: +$11,504/yr (+$959/mo · 41.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $622,356
• − Mortgage interest: −$290,161
• − Property taxes: −$27,864
• − Insurance: −$31,018
• − Repairs & maintenance: −$49,788
• − Management: −$49,788
• − Depreciation: −$150,691
• Taxable income: $23,045
• Est. tax owed @ 24.0%: −$5,531
• After-tax cash flow: $101,274/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Mateo Union High
• NCES district ID: 0634980
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 70% ▼ -1.00%
• Median HH income: $96,956
• Composite: 57.13/100
• National rank: #2338
• State rank: #178 of 1400 in CA

Livability — San Mateo

• Score: 79/100
• State rank: #56
• US rank: #2095

Category grades

Amenities A+ Commute A+ Cost of living F Crime C+ Employment A+ Housing B- Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Mateo, CA
• County: San Mateo County · 733,415 people
• City population: 104,046
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 35,295
• Household income: $122,227
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2173.0

Population outlook (San Mateo County) Hauer SSP2

• Today (2025): 864,008 people
• By 2030: 910,523 · +5.4%
• By 2040: 997,285 · +15.4%
• By 2050: 1,071,189 · +24.0%
• By 2075: 1,197,206 · +38.6%
• By 2100: 1,192,523 · +38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 38% White 26% Asian 24% Two or more races 17% Pacific Islander 3% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 42% · Canada, China, South Korea
• Languages at home: 45% English-only · Spanish 31% Chinese 8% Other Indo-European 5%

Political lean MEDSL · San Mateo

• 2024 margin: Solid D (+50.3) · D 73.5% · R 23.2% · Other 3.3%
• 2008→2024 swing: +1.6pp toward D · 2008: 48.7pp · 2024: 50.3pp
• All cycles: 2024: D+50.3 2020: D+57.7 2016: D+57.7 2012: D+44.8 2008: D+48.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -996.13%
• Current HPI: 338.0203
• Rent YoY: ▲ 4.57%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+539.5% since first listed

7 events — show timeline

• 2026-02-03 Listed $5,180,000 MLSListings
• 2026-02-03 Listed $5,180,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-06 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-19 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-03-09 Listed $5,600,000 BAREIS
• 1997-10-30 Sold (Public Records) $810,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $27,864 · +7.2% YoY. Source: county tax records.