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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Retail space
395 Leavesley Rd Gilroy, CA 95020-3606
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2597890
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
4,248 SF
Lot
0.66 ac (28,749 SF)
Zoning code
CL
APN
835-01-052
UPID
US09-2597890
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
-
Matrix MoldRemoval Gilroy CA Marketing & Advertising
-
Black Bear Diner Gilroy Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.77M
Comparable Approach
Comparable
$846k
Blend (final)
Blend
$1.28M
Owner & transaction history
George James Sammut · 4 yrs held
George James Sammut
since 2021
6 recorded transactions
Zoning & alternative use
CL · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+13.0%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,910,000
6.5%
$1,765,000
7%
$1,640,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,335,000
Current use
WAREHOUSE, STORAGE
$1,510,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$1,185,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±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
$300 / 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
$20,027
Tax year 2024
Assessed value
$1,594,506
Assessed 2024
Previous assessed
$1,594,506
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$637,449
Assessed improvement
$957,057
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
4,248 SF
Lot
0.66 ac (28,749 SF)
Zoning code
CL
APN
835-01-052
UPID
US09-2597890
Jurisdiction
SANTA CLARA
Zoning & alternative use
CL · Gilroy, CA
Zoning CL · permitted uses
CL · 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
RETAIL STORES Current
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
George James Sammut
Individual
Free & Clear · 4 yrs held
Mailing address
13990 SYCAMORE DR, MORGAN HILL, CA 95037-9405
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2021
—
George James Sammut
George James Sammut
Intrafamily Transfer
related
—
Oct 15, 2020
—
George J Sammut
Anthony Sammut
Quit Claim Deed
related
—
Sep 30, 2020
—
Anthony Sammut
Sammut A & C 1992 Trust
Quit Claim Deed
related
—
Sep 25, 2002
—
Sammut,tr
Lyons Of California INC
Quit Claim Deed
related
—
Sep 25, 2002
$400,000
Sammut,tr
Sammut,anthony
Grant Deed
related
$800,000 · Community Bank Central Ca
Dec 24, 1998
—
Lyons Of California INC
—
Deed Of Trust
related
$8,250,000 · Usrp Finance LLC
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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