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Property profile & analytics
OFF-MARKET
Estimated value
$2,055,000
Office buildings
22 Santa Cruz Ave Los Gatos, CA 95030-6837
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0711462
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Total area
4,916 SF
Lot
0.19 ac (8,400 SF)
Zoning code
C2
APN
510-45-014
UPID
US09-0711462
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
-
Johnny Clarks Garage Door Services Hardware & Home Improvement Production Facility
-
FortBay Construction Company General Contractor
-
Tate Real Estate Agency
-
FedEx Drop Box Postal Service Courier Service
-
Robert James Organic Haircare Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.84M
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$2.06M
Owner & transaction history
Roem Development Corporation · 6 yrs held
Roem Development Corporation
since 2019
7 recorded transactions
Zoning & alternative use
C2 · 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%
$3,075,000
6.5%
$2,840,000
7%
$2,635,000
Blend value · Realmo final
$2.06M
Range $1.85M – $2.26M · ±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
$418 / 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
$65,936
Tax year 2024
Assessed value
$5,763,084
Assessed 2024
Previous assessed
$5,763,084
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,251,623
Assessed improvement
$3,511,461
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1991
Heating
NONE
Cooling
NONE
Stories
2
Units
5
Total area
4,916 SF
Lot
0.19 ac (8,400 SF)
Zoning code
C2
APN
510-45-014
UPID
US09-0711462
Jurisdiction
SANTA CLARA
Zoning & alternative use
C2 · Los Gatos, CA
Zoning C2 · permitted uses
C2 · 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.
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Cooling
Yes
Stories
2
Units
5
Lot
0.19 ac
Current owner
From public records · entity-resolved
Roem Development Corporation
Entity
Mailing address
1650 LAFAYETTE ST, SANTA CLARA, CA 95050-3915
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2019
$5,375,000
Roem Development Corporation
Serra Corporation
Grant Deed
$3,225,000 · First Republic Bank
Apr 9, 2018
$5,250,000
Serra Corp
Tate Ronald M
Grant Deed
—
Jun 9, 2005
$1,157,000
Tate Ronald M Tr
Lazares David L & Cynthia
Grant Deed
—
Jan 9, 1998
$1,085,000
David L Lazares Trustee
Kinne,donnelly
Grant Deed
—
Dec 18, 1997
$1,075,000
Kinne,donnelly
Regancy Monarch Development Co
Trustees Deed
$1,065,000 · Seller
Dec 18, 1997
—
Donnelly Kinne
Kinne,susan N
Quit Claim Deed
related
—
Sep 26, 1997
$1,065,000
Regency Monarch Development
Pacific Properties
Grant Deed
—
Jun 14, 1996
—
Properties Pacific III
Comerica Bank-california
Grant Deed
$450,000 · Saratoga Capital
Apr 10, 1996
$850,000
Comerica Bank-california
Los Gatos Broadway
Trustees Deed
related
—
Nov 9, 1988
—
Los Gatos Broadw
Broadway
Quit Claim Deed
related
$840,000 · Plaza Bank Of Commerce
Aug 15, 1988
$190,000
Broadway
Crider,p.
Grant Deed
$190,000 · Individual
—
—
Ronald M Tate
—
Deed Of Trust
related
$1,350,000 · John J Totah
—
—
David L Lazares Trust
—
Deed Of Trust
related
$1,000,000 · San Jose National Bank
—
—
David L Lazares Trustee
—
Deed Of Trust
related
$1,025,000 · Bank Of Los Altos
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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