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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Retail space
21433 Broadway Rd Los Gatos, CA 95033-8969
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-5358871
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1940
Construction
WOOD FRAME
Total area
1,940 SF
Lot
0.23 ac (10,000 SF)
Zoning code
HS
APN
544-37-122
UPID
US09-5358871
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
-
Nonno's Italian Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$805k
Comparable Approach
Comparable
$689k
Blend (final)
Blend
$815k
Owner & transaction history
Ralph W Ditullio II · 20 yrs held
Ralph W Ditullio II
since 2006
Last sale
$850,000
3 recorded transactions
Zoning & alternative use
HS · 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
$815,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$875,000
6.5%
$805,000
7%
$750,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,110,000
Current use
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $850k (Feb 11 2025)
Last sale anchor
$850k
Feb 11 2025
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
$420 / 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
$5,756
Tax year 2024
Assessed value
$442,113
Assessed 2024
Previous assessed
$442,113
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$401,928
Assessed improvement
$40,185
Applied tax rate
80.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1940
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Total area
1,940 SF
Lot
0.23 ac (10,000 SF)
Zoning code
HS
APN
544-37-122
UPID
US09-5358871
Jurisdiction
SANTA CLARA
Zoning & alternative use
HS · Los Gatos, CAZoning HS · permitted uses
HS · Los Gatos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
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
1940
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Ralph W Ditullio II
Individual
Mailing address
21433 BROADWAY RD, LOS GATOS, CA 95033-8969
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
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
Feb 10, 2006
$650,000
Ralph W Ditullio II
Winter W D & A S Trust
Grant Deed
$617,500 · Winter William D & A S Trust
Feb 10, 2006
—
Amal S Winter
Winter,william D
Affidavit Of Death
related
—
—
—
Elizabeth R Dituilio
—
Deed Of Trust
related
$478,530 · Elvira Orly
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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