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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Retail space
20490 Saratoga Los Gatos Rd Saratoga, CA 95070-5911
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2993415
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1913
Construction
WOOD
Total area
2,564 SF
Lot
0.14 ac (6,157 SF)
Zoning code
CC
APN
517-09-021
UPID
US10-2993415
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
$1.00M
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$995k
Owner & transaction history
Mahnaz Khazen Shadman · 2 yrs held
Mahnaz Khazen Shadman
since 2023
Last sale
$985,000
7 recorded transactions
Zoning & alternative use
CC · Saratoga, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+11.0%
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 Saratoga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saratoga 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
$945,000
ML approach
$1,000,000
CAP Approach
CAP Return
Estimation
6%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,370,000
Current use
OFFICE BUILDING
$1,520,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $985k (Sep 13 2023)
Last sale anchor
$985k
Sep 13 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
$388 / 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
$16,853
Tax year 2024
Assessed value
$1,346,068
Assessed 2024
Previous assessed
$1,346,068
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,175,254
Assessed improvement
$170,814
Applied tax rate
15.0000
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
1913
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
2,564 SF
Lot
0.14 ac (6,157 SF)
Zoning code
CC
APN
517-09-021
UPID
US10-2993415
Jurisdiction
SANTA CLARA
Zoning & alternative use
CC · Saratoga, CA
Zoning CC · permitted uses
CC · Saratoga, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saratoga. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES Current
OFFICE BUILDING
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
1913
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Mahnaz Khazen Shadman
Individual
Mailing address
140 WATERFORD CIR, RANCHO MIRAGE, CA 92270-3100
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2025
—
Mahnaz Khazen Shadman
—
Deed
related
$1,500,000 · Ashley Investments LLC
Sep 13, 2023
—
Mahnaz Khazen Shadman
Mahnaz Khazen Shadman
Intrafamily Transfer
related
—
Aug 17, 2020
—
Mahnaz Khazen
—
Deed
related
$1,000,000 · Grandchildren's H A H T (pt)
Oct 1, 2004
$985,000
Mahnaz Khazen
Fitzsimmons,michael D & Janice E
Grant Deed
$862,500 · East West Bank
Aug 29, 2000
—
Fitzsimmons Trust
Fitzsimmons,michael
Quit Claim Deed
related
—
—
—
Mich Fitzsimmons
—
Deed Of Trust
related
$125,000 · Individual
—
—
Mahnaz Khazen
—
Deed Of Trust
related
$100,000 · Moloud Nolan
—
—
Mahnaz Khazen
—
Deed Of Trust
related
$1,000,000 · Grandchildren's H A H T (pt)
—
—
Mich Fitzsimmons
—
Deed Of Trust
related
$50,000 · 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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