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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Retail space
345 Leavesley Rd Gilroy, CA 95020-3606
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5480371
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1963
Construction
WOOD
Total area
968 SF
Lot
0.17 ac (7,605 SF)
Zoning code
RA
APN
835-01-019
UPID
US09-5480371
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
-
Ruby's Hair Salon Nail Salon
-
Elegant Artistries Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
$484k
Blend (final)
Blend
$665k
Owner & transaction history
Chance Hardy LLC · 3 yrs held
Chance Hardy LLC
since 2023
Last sale
$679,000
7 recorded transactions
Zoning & alternative use
RA · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$995,000
+226.7%
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 Gilroy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilroy 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
$650,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
$435,000
6.5%
$400,000
7%
$375,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$995,000
Change: +227% · Conversion: Moderate
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $679k (Feb 1 2023)
Last sale anchor
$679k
Feb 1 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
$687 / 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
$8,680
Tax year 2024
Assessed value
$692,580
Assessed 2024
Previous assessed
$692,580
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$469,200
Assessed improvement
$223,380
Applied tax rate
2.0000
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
1963
Construction
WOOD
Heating
YES
Stories
1
Rooms
5
Bathrooms
1
Total area
968 SF
Lot
0.17 ac (7,605 SF)
Zoning code
RA
APN
835-01-019
UPID
US09-5480371
Jurisdiction
SANTA CLARA
Zoning & alternative use
RA · Gilroy, CA
Zoning RA · permitted uses
RA · Gilroy, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilroy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$995,000
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
1963
Construction
WOOD
Heating
YES
Stories
1
Rooms
5
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Chance Hardy LLC
Entity
Mailing address
1639 E MIRALOMA AVE, PLACENTIA, CA 92870-6623
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
$679,000
Chance Hardy LLC
Jose Luis Arroyo
Grant Deed
$543,200 · City National Bank
Oct 30, 2015
—
Jose L Arroyo
Rojas,juan
Grant Deed
—
Feb 2, 2009
—
Juan Rojas
Arroyo,jose L & Alma
Grant Deed
—
Jul 5, 2007
$17,500
Jose Luis
Rojas,juan
Grant Deed
—
Oct 31, 2006
$288,500
Juan Rojas
Rojas,juan
Grant Deed
related
$464,000 · Plaza Home Mortgage INC
Mar 27, 2006
—
Juan Rojas
Rojas,juan
Quit Claim Deed
related
—
Jan 11, 2006
$565,000
Juan Rojas
Leon Alonso
Grant Deed
$395,500 · First National Bank Of Arizona
Jan 11, 2006
—
Juan Rojas
Rojas,rosa
Quit Claim Deed
related
—
Jan 14, 2005
$475,000
Leon Alonso
Edward Ramirez
Grant Deed
$380,000 · Wells Fargo Bank NA
Feb 27, 2004
—
Edward Ramirez
Jaramillo,jesus J
Quit Claim Deed
related
—
Sep 15, 2003
$365,000
Jesus J Jaramillo
Ramirez,lawrence P
Grant Deed
related
$292,000 · Full Spectrum Lending INC
Apr 11, 2002
$220,000
Lawrence P Ramirez
Mulch,raymond C
Grant Deed
$176,000 · Mortgage Outlet
Apr 11, 2002
—
Lawrence Ramirez
Ramirez,lisa
Quit Claim Deed
related
—
—
—
Raymond C Mulch
—
Deed Of Trust
related
$125,000 · Johnson Trust
—
—
Raymond C Mulch
—
Deed Of Trust
related
$1,000 · Individual
—
—
Raymond C Mulch
—
Deed Of Trust
related
$3,000 · Gilroy Lumber Co
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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