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Property profile & analytics
OFF-MARKET
Estimated value
$3,375,000
Apartment buildings
15860 Poppy Ln 1 Los Gatos, CA 95030-3250
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-3124663
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Construction
WOOD
Total area
12,778 SF
Lot
2.22 ac (96,703 SF)
Zoning code
R1PD
APN
410-19-020
UPID
US09-3124663
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
-
El Sombroso Oaks Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.38M
Owner & transaction history
Front Porch Communities And Service · 1 yrs held
Front Porch Communities And Service
since 2024
3 recorded transactions
Zoning & alternative use
R1PD · 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%
$4,050,000
6.5%
$3,735,000
7%
$3,470,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,310,000
Current use
WAREHOUSE, STORAGE
$4,540,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.38M
Range $3.04M – $3.71M · ±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
$264 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$7,711,781
Assessed 2023
Previous assessed
$7,560,571
+2.0% YoY
Assessed land
$6,579,595
Assessed improvement
$1,132,186
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Units
10
Total area
12,778 SF
Lot
2.22 ac (96,703 SF)
Zoning code
R1PD
APN
410-19-020
UPID
US09-3124663
Jurisdiction
SANTA CLARA
Zoning & alternative use
R1PD · Los Gatos, CA
Zoning R1PD · permitted uses
R1PD · 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
$5.3M
WAREHOUSE, STORAGE
Est. value
$4.5M
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
10
Lot
2.22 ac
Current owner
From public records · entity-resolved
Front Porch Communities And Service
Individual
Free & Clear · 1 yrs held
Mailing address
2185 N CALIFORNIA BLVD STE #575, WALNUT CREEK, CA 94596-7323
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2024
—
Front Porch Communities And Service
Front Porch Communities And Service
Grant Deed
related
—
Jun 13, 2019
—
Covia Communities
Episcopal Senior Communities
Quit Claim Deed
—
Oct 26, 2015
$140,000
Episcopal Senior Communities
Board Of Pensions/presbyterian Ch
Trustees Deed
$11,200,000 · Private Individual
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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