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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Sports & entertainment properties
15445 Los Gatos Blvd Los Gatos, CA 95032-2501
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-1275832
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1979
Construction
TILT-UP CONCRETE
Total area
27,732 SF
Lot
1.54 ac (67,082 SF)
Zoning code
CH
APN
424-19-068
UPID
US09-1275832
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
-
Bay Area Fencing Club Sports School
-
Arica Roetemeyer Alternative Medicine Practice
-
Haydon Stanley Alternative Medicine Practice
-
Lagree LG Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$947k
Blend (final)
Blend
$835k
Owner & transaction history
Fox Creek Fund LLC · 7 yrs held
Fox Creek Fund LLC
since 2018
7 recorded transactions
Zoning & alternative use
CH · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+30.1%
Apartment house (5+ units)
$1.1M
+8.9%
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
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,045,000
Current use
WAREHOUSE, STORAGE
$1,360,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,140,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$965,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$30 / 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
$81,185
Tax year 2024
Assessed value
$6,965,788
Assessed 2024
Previous assessed
$6,965,788
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$6,093,139
Assessed improvement
$872,649
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
27,732 SF
Lot
1.54 ac (67,082 SF)
Zoning code
CH
APN
424-19-068
UPID
US09-1275832
Jurisdiction
SANTA CLARA
Zoning & alternative use
CH · Los Gatos, CA
Zoning CH · permitted uses
CH · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$965,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
1.54 ac
Current owner
From public records · entity-resolved
Fox Creek Fund LLC
Entity
Mailing address
15466 LOS GATOS BLVD #109133, LOS GATOS, CA 95032-2542
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Dec 31, 2018
$5,247,000
Fox Creek Fund LLC
Schwager Development LLC
Grant Deed
$5,000,000 · Presidio Bank
Jul 10, 2017
$5,500,000
Fox Creek Fund LLC
Goonj LLC
Grant Deed
—
Jun 10, 2011
$3,250,000
Goonj LLC
Anastasia G A Trust
Grant Deed
—
Dec 8, 2009
—
Gloria A Anastasia
Boitano,louis F
Affidavit Of Death
related
—
Jul 11, 2006
—
Anastasia 1992 Trust
Anastasia,john P
Quit Claim Deed
related
—
Aug 19, 2005
—
Anastasia 1992 Trust
Anastasia 1992 Trust
Quit Claim Deed
related
—
Jun 1, 1990
$480,000
John Anastasia
Filice,m.&j./cun
Grant Deed
—
—
—
John Anastasia
—
Deed Of Trust
related
$2,015,000 · Bank Of America
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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