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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Retail space
254 Main St Los Gatos, CA 95030-6139
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2990502
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Total area
838 SF
Lot
0.02 ac (838 SF)
Zoning code
CC
APN
529-59-001
UPID
US10-2990502
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
-
BSD Mobile Windshield Repair of Los Gatos Auto Repair Shop
-
Salon Spa & Massage Center Alternative Medicine Practice
-
Nail Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$650k
Owner & transaction history
Michael J Riordan · 3 yrs held
Michael J Riordan
since 2022
Last sale
$675,000
7 recorded transactions
Zoning & alternative use
CC · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$860,000
+58.5%
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
$620,000
ML approach
$635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$545,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$860,000
Change: +59% · Conversion: Moderate
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $675k (Sep 30 2022)
Last sale anchor
$675k
Sep 30 2022
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
$776 / 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
$8,570
Tax year 2024
Assessed value
$688,500
Assessed 2024
Previous assessed
$688,500
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$382,500
Assessed improvement
$306,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Heating
NONE
Stories
2
Total area
838 SF
Lot
0.02 ac (838 SF)
Zoning code
CC
APN
529-59-001
UPID
US10-2990502
Jurisdiction
SANTA CLARA
Zoning & alternative use
CC · Los Gatos, CA
Zoning CC · permitted uses
CC · 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
RETAIL STORES Current
Est. value
$545,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$860,000
RETAIL STORES Current
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
1996
Heating
NONE
Stories
2
Lot
0.02 ac
Current owner
From public records · entity-resolved
Michael J Riordan
Individual
Mailing address
1390 S WINCHESTER BLVD STE C, SAN JOSE, CA 95128-4304
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2022
$675,000
Michael J Riordan
Savita Ojha Sinha
Grant Deed
—
Sep 29, 2021
—
Rajiv Sinha
Rajiv Sinha
Intrafamily Transfer
related
—
May 17, 2016
$555,000
Rajiv Sinha
Chang 2014 Trust
Grant Deed
—
Sep 19, 2014
—
Chang 2014 Trust
Chang,rick & Sue P
Quit Claim Deed
related
—
Mar 12, 2013
$504,000
Rick Chang
Dino Sava Masouris
Grant Deed
$375,000 · Us Bank NA
Oct 14, 2004
$340,000
Dino S Masouris
Ogilvie Trust
Grant Deed
—
Jul 9, 2002
—
Ogilvie Trust
Ogilvie,eva V & Bruce C
Quit Claim Deed
related
—
Jun 25, 2002
—
Ogilvie Trust
Ogilvie,bruce C & Eva V
Quit Claim Deed
related
—
Jun 21, 2002
—
Bruce C Ogivlie
Ogilvie,bruce C & Eva V
Grant Deed
related
$500,000 · Metwest Mortgage
—
—
Dino S Masouris
—
Deed Of Trust
related
$250,000 · Anthony K Santos Dds INC
—
—
Eva V Ogilivie
—
Deed Of Trust
related
$175,000 · Hewitt Trust
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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