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Property profile & analytics
OFF-MARKET
Estimated value
$4,195,000
Apartment buildings
109 Cleland Ave, Los Gatos, CA 95030-7054
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2430348
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
5,076 SF
Lot
0.22 ac (9,693 SF)
Zoning code
RMH
APN
529-33-029
UPID
US09-2430348
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.26M
Blend (final)
Blend
$4.20M
Owner & transaction history
Los Gatos Vistas LLC · 2 yrs held
Los Gatos Vistas LLC
since 2024
Last sale
$4.2M
6 recorded transactions
Zoning & alternative use
RMH · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.2M
+147.3%
Retail stores
$3.3M
+56.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Los Gatos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Gatos submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$4,195,000
ML approach
$4,195,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,215,000
Change: +147% · Conversion: Difficult
RETAIL STORES
$3,290,000
Change: +56% · Conversion: Difficult
Blend value · Realmo final
$4.20M
Range $3.78M – $4.61M · ±10% · vs last sale $4.19M (May 31 2024)
Last sale anchor
$4.19M
May 31 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$826 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$45,683
Tax year 2024
Assessed value
$3,750,000
Assessed 2024
Previous assessed
$3,750,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$1,750,000
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Units
5
Total area
5,076 SF
Lot
0.22 ac (9,693 SF)
Zoning code
RMH
APN
529-33-029
UPID
US09-2430348
Jurisdiction
SANTA CLARA
Zoning & alternative use
RMH · Los Gatos, CA
Zoning RMH · permitted uses
RMH · Los Gatos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Gatos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
RETAIL STORES
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
5
Lot
0.22 ac
Current owner
From public records · entity-resolved
Los Gatos Vistas LLC
Entity
Mailing address
1187 OLIVE BR LN, SAN JOSE, CA 95120-4744
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2024
$4,193,000
Los Gatos Vistas LLC
Villa Montanas LLC
Grant Deed
$2,000,000 · Gregory J Kolb Trust
Oct 10, 2023
$2,250,000
Villa Montanas LLC
Gregory J Kolb
Grant Deed
$2,025,000 · Gregory Kolb
Jan 6, 2005
—
Kolb Gregory J Trust
Kolb,gregory J
Quit Claim Deed
related
—
Jul 5, 1988
—
Gregory J E Kolb
—
Deed Of Trust
related
—
—
—
Gregory J Rolb
—
Deed Of Trust
related
$543,000 · Home Savings Of America
—
—
Gregory J Kolb
—
Deed Of Trust
related
$60,000 · Mark E Skolnick
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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