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Property profile & analytics
OFF-MARKET
Estimated value
$2,330,000
Retail space
512 Santa Cruz Ave Los Gatos, CA 95030-4323
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2763651
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
TILT-UP CONCRETE
Total area
1,095 SF
Lot
0.14 ac (6,000 SF)
Zoning code
C2
APN
529-07-011
UPID
US09-2763651
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
-
The Garage Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.33M
Owner & transaction history
Francisco J Oliva · 3 yrs held
Francisco J Oliva
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
C2 · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+118.8%
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
$2,225,000
ML approach
$2,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,555,000
Change: +119% · Conversion: Easy
Blend value · Realmo final
$2.33M
Range $2.10M – $2.56M · ±10% · vs last sale $2.43M (Aug 31 2022)
Last sale anchor
$2.43M
Aug 31 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
$2,128 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$2,425,000
Assessed 2023
Previous assessed
$562,944
+330.8% YoY
Assessed land
$1,800,000
Assessed improvement
$625,000
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Buildings
3
Stories
1
Units
1
Total area
1,095 SF
Lot
0.14 ac (6,000 SF)
Zoning code
C2
APN
529-07-011
UPID
US09-2763651
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.6M
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Francisco J Oliva
Individual
Mailing address
523 DOUGHERTY AVE, MORGAN HILL, CA 95037-9238
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2022
—
Francisco J Oliva
—
Deed
related
$1,350,000 · Heritage Bank Of Commerce
Aug 31, 2022
$2,425,000
Francisco J Oliva
Rugani Properties LLC
Grant Deed
$1,425,000 · Rugani Properties LLC
Sep 20, 2013
—
Rugani Properties LLC
Rugani,michael G
Quit Claim Deed
related
—
May 1, 2013
—
Michael G Rugani
Rugani Gina Trust
Quit Claim Deed
related
—
Apr 23, 2013
—
Rugani,gina Trust
Rugani Family Ptshp
Quit Claim Deed
—
Jan 19, 1996
—
Michael G Rugani
Rugani,gina
Quit Claim Deed
related
—
Jan 19, 1996
$320,000
Rugani Family Ptshp
Rugani Trust
Trustees Deed
related
—
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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