Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,935,000
Retail space
110 Santa Cruz Ave Los Gatos, CA 95030-6702
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-2616459
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
TILT-UP CONCRETE
Total area
7,151 SF
Lot
0.34 ac (14,810 SF)
Zoning code
C2
APN
510-45-089
UPID
US09-2616459
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
Current use
Occupant on record · Public records
-
Fordyce Jill A Law Firm
-
Rural Supply Hardware Building Supply Hardware & Home Improvement
-
The Pure Path Salon Hair Salon Nail Salon
-
KeyExpress Locksmiths Locksmith (Bike/Boat/Book/etc) Store
-
Richard Mahan Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.83M
CAP Approach
CAP
$2.97M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.94M
Owner & transaction history
110santacruzave LLC · 2 yrs held
110santacruzave LLC
since 2023
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
C2 · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,875,000
ML approach
$2,830,000
CAP Approach
CAP Return
Estimation
6%
$3,220,000
6.5%
$2,970,000
7%
$2,760,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,635,000
Current use
Blend value · Realmo final
$2.94M
Range $2.64M – $3.23M · ±10% · vs last sale $3.00M (Nov 29 2023)
Last sale anchor
$3.00M
Nov 29 2023
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
$410 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$3,904,211
Assessed 2023
Previous assessed
$3,904,211
+0.0% YoY
Assessed land
$2,013,150
Assessed improvement
$1,891,061
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
7,151 SF
Lot
0.34 ac (14,810 SF)
Zoning code
C2
APN
510-45-089
UPID
US09-2616459
Jurisdiction
SANTA CLARA
Zoning & alternative use
C2 · Los Gatos, CA
Zoning C2 · permitted uses
C2 · 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
RETAIL STORES Current
Est. value
$4.6M
RETAIL STORES Current
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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
110santacruzave LLC
Entity
Mailing address
110 S SANTA CRUZ AVE, LOS GATOS, CA 95030-6702
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2023
$3,000,000
110santacruzave LLC
Gregory Stepovich
Grant Deed
$2,400,000 · Stepovich Family Trust
Jul 22, 2022
—
Gregory Stepovich
Gregory Stepovich
Intrafamily Transfer
related
—
Sep 29, 2021
—
Gregory Stepovich
Patricia J Stepovich
Intrafamily Transfer
related
—
Jun 15, 2021
—
Los Gatos Commercial LLC
Deborah B Armstrong
Quitclaim Deed
related
—
Mar 26, 2021
—
Rita P Armstrong
Elton M Armstrong
Deed
related
—
Nov 30, 2018
—
Stepovich,patricia J Trust
Stepovich,patricia J
Quit Claim Deed
related
—
Mar 17, 2003
—
Thomas P Stepovich
Stepovich,thomas P Tr
Quit Claim Deed
related
—
Jan 24, 2003
—
Marcia B Stepovich
Stepovich,phyllis H
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 110 Santa Cruz Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
