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Property profile & analytics
OFF-MARKET
Estimated value
$26,280,000
Apartment buildings
135 Riviera Dr Los Gatos, CA 95032-7301
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2216546
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
102,759 SF
Lot
5.18 ac (225,640 SF)
Zoning code
RM520
APN
529-09-031
UPID
US09-2216546
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
-
Enlighten Education Corp Training Center Tutoring Service
-
SevenMeditations Mediation Service
-
Vivere Apartment Complex
-
J.Hilburn Menswear, Karen Altenburg, Independent Personal Stylist Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.28M
Owner & transaction history
Sobrato Interests IV LLC · 15 yrs held
Sobrato Interests IV LLC
since 2010
7 recorded transactions
Zoning & alternative use
RM520 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$32,555,000
6.5%
$30,050,000
7%
$27,905,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$42,700,000
Current use
WAREHOUSE, STORAGE
$36,530,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$26.28M
Range $23.65M – $28.91M · ±10%
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
$256 / 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
$638,929
Tax year 2024
Assessed value
$48,167,689
Assessed 2024
Previous assessed
$48,167,689
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$16,956,772
Assessed improvement
$31,210,917
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
1960
Construction
WOOD
Heating
CENTRAL
Cooling
NONE
Buildings
2
Stories
3
Units
173
Total area
102,759 SF
Lot
5.18 ac (225,640 SF)
Zoning code
RM520
APN
529-09-031
UPID
US09-2216546
Jurisdiction
SANTA CLARA
Zoning & alternative use
RM520 · Los Gatos, CA
Zoning RM520 · permitted uses
RM520 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$42.7M
WAREHOUSE, STORAGE
Est. value
$36.5M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
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
1960
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
2
Units
173
Lot
5.18 ac
Current owner
From public records · entity-resolved
Sobrato Interests IV LLC
Entity
Mailing address
599 CASTRO ST STE #400, MOUNTAIN VIEW, CA 94041-3009
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2016
—
Sobrato Interests IV LLC
—
Deed
related
$545,000,000 · Miscellaneous Ins Co
Sep 30, 2010
—
Sobrato Interests IV LLC
Sobrato Interests IV
Quit Claim Deed
—
Jul 21, 2004
—
Interests Sobrato IV
—
Deed Of Trust
related
$9,000,000 · Citicorp USA Corp
Apr 27, 2001
—
Sobrato Interests
—
Deed Of Trust
related
$14,550,000 · Principal Life Insurance Co
Apr 25, 2001
—
Sobrato Intererest Tv
Riviera Terrace Investors Ltd
Grant Deed
related
—
Aug 10, 1989
—
Terrace Riviera
Calif Limited Pa
Grant Deed
related
—
—
—
Sobrato Interests IV LLC
—
Deed Of Trust
related
$545,000,000 · Miscellaneous Ins Co
—
—
Hibbard J.
—
Deed Of Trust
related
$55,000 · Individual
—
—
Terrace Riviera
—
Deed Of Trust
related
$142,000 · Us Small Business Admn
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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