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Property profile & analytics
OFF-MARKET
Estimated value
$4,140,000
Apartment buildings
54 Cleland Ave Los Gatos, CA 95030-7051
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2988926
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
7,339 SF
Lot
0.35 ac (15,246 SF)
Zoning code
RMH
APN
529-33-024
UPID
US10-2988926
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.33M
Blend (final)
Blend
$4.14M
Owner & transaction history
Cleland 8 LLC · 1 yrs held
Cleland 8 LLC
since 2025
Last sale
$4.0M
4 recorded transactions
Zoning & alternative use
RMH · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.8M
+56.0%
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 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
$4,180,000
ML approach
$4,195,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,050,000
Current use
RETAIL STORES
$4,760,000
Change: +56% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,610,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.14M
Range $3.73M – $4.55M · ±10% · vs last sale $4.00M (Apr 18 2025)
Last sale anchor
$4.00M
Apr 18 2025
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
$564 / 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
$42,759
Tax year 2024
Assessed value
$3,579,333
Assessed 2024
Previous assessed
$3,579,333
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,806,086
Assessed improvement
$1,773,247
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Stories
1
Units
8
Total area
7,339 SF
Lot
0.35 ac (15,246 SF)
Zoning code
RMH
APN
529-33-024
UPID
US10-2988926
Jurisdiction
SANTA CLARA
Zoning & alternative use
RMH · Los Gatos, CA
Zoning RMH · permitted uses
RMH · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.1M
RETAIL STORES
Est. value
$4.8M
WAREHOUSE, STORAGE
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1964
Construction
WOOD
Heating
NONE
Stories
1
Units
8
Lot
0.35 ac
Current owner
From public records · entity-resolved
Cleland 8 LLC
Entity
Mailing address
15920 ROSE AVE, LOS GATOS, CA 95030-4217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2026
—
Cleland 8 LLC
—
Deed
related
$2,231,000 · Everbank NA
Apr 18, 2025
$4,000,000
Cleland 8 LLC
54 Cleland
Grant Deed
$3,520,000 · Conventus LLC
Dec 15, 2006
$2,725,000
54 Cleland
Brouwer,robert L & Muriel J
Grant Deed
—
Sep 21, 2006
—
Robert L Brouwer
Brouwer Family Ptshp
Quit Claim 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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