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Property profile & analytics
OFF-MARKET
Estimated value
$7,125,000
Warehouses
688 University Ave Los Gatos, CA 95032-4416
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0018565
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
WOOD
Total area
18,800 SF
Lot
0.36 ac (15,656 SF)
Zoning code
LM
APN
529-10-034
UPID
US09-0018565
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
-
SecureSpace Self Storage University Los Gatos Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.81M
CAP Approach
CAP
$5.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.13M
Owner & transaction history
17443 Farley Rd LLC · 3 yrs held
17443 Farley Rd LLC
since 2022
Last sale
$7.4M
7 recorded transactions
Zoning & alternative use
LM · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ily Residential Zone O Zone : Office Zone C-1 Zone : Neighborhood Commercial Zone C-2 Zone : Central Business District Commercial Zone CH Zone : Restricted Highway Commercial Zone CM Zone : Controlled Manufacturing Zone LM Zone : Commercial-Industrial Zone RC Zone : Resource Conservation Zone Conditional Use Permit Table - To determine if a business is consi…
Zone name
Commercial Industrial
General category
INDUSTRIAL
Zone area
26.66 ac
Top alternative use upside
Retail stores
$10.7M
+60.6%
Apartment house (5+ units)
$7.8M
+16.9%
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
$6,940,000
ML approach
$6,805,000
CAP Approach
CAP Return
Estimation
6%
$6,350,000
6.5%
$5,860,000
7%
$5,445,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,685,000
Current use
RETAIL STORES
$10,735,000
Change: +61% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$7,810,000
Change: +17% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,170,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$7.13M
Range $6.41M – $7.84M · ±10% · vs last sale $7.38M (Aug 11 2022)
Last sale anchor
$7.38M
Aug 11 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
$379 / 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
$88,551
Tax year 2024
Assessed value
$7,522,500
Assessed 2024
Previous assessed
$7,522,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,621,400
Assessed improvement
$4,901,100
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
221
Total area
18,800 SF
Lot
0.36 ac (15,656 SF)
Zoning code
LM
APN
529-10-034
UPID
US09-0018565
Jurisdiction
SANTA CLARA
Zoning & alternative use
LM · Los Gatos, CAZoning LM · permitted uses
LM · Los Gatos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ily Residential Zone O Zone : Office Zone C-1 Zone : Neighborhood Commercial Zone C-2 Zone : Central Business District Commercial Zone CH Zone : Restricted Highway Commercial Zone CM Zone : Controlled Manufacturing Zone LM Zone : Commercial-Industrial Zone RC Zone : Resource Conservation Zone Conditional Use Permit Table - To determine if a business is consistent with a particular zone Town of Los Gatos Zoning Map (PDF) For more informati
Zone name
Commercial Industrial
General category
INDUSTRIAL
Zone area
26.66 ac
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.7M
RETAIL STORES
Est. value
$10.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.8M
INDUSTRIAL (GENERAL)
Est. value
$6.2M
WAREHOUSE, STORAGE Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
221
Lot
0.36 ac
Current owner
From public records · entity-resolved
17443 Farley Rd LLC
Entity
Mailing address
19191 S VERMONT AVE STE #680, TORRANCE, CA 90502-1140
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2026
—
17443 Farley Rd LLC
—
Deed
related
—
Aug 16, 2024
—
17443 Farley Rd LLC
—
Deed
related
—
Sep 20, 2022
—
17443 Farley Rd LLC
—
Deed
related
—
Aug 11, 2022
$7,375,000
17443 Farley Rd LLC
Vasona Lake Storage Farley LLC
Grant Deed
—
Jul 3, 2018
$2,186,500
Vasona Lk Storage Unvi LLC
University Storage LLC
Grant Deed
—
May 4, 2012
—
University Storage LLC
Finn,stephen A
Grant Deed
$1,875,000 · Comerica Bank
Nov 22, 2006
—
Stephen A Finn
Bms Space Ptshp
Grant Deed
—
May 9, 2003
—
Bms Space Partnership
Errico,tr
Grant Deed
related
—
Nov 13, 2002
$500,000
Errico,tr
Errico,tr
Grant Deed
related
—
Dec 29, 1998
—
Errico Trust
—
Grant Deed
related
$1,495,000 · Cupertino National Bank
Nov 16, 1998
—
Errico Trust
San Jose Water Co
Grant Deed
related
—
Jan 3, 1997
$450,000
Errico Trust
Schembari,ken
Grant Deed
—
Oct 15, 1992
—
Ken Schembari
Calif Loan Servi
Trustees Deed
related
—
Sep 8, 1992
—
Ken 66hembari
Hulse,norman L A
Grant Deed
related
—
—
—
Errico Trust
—
Deed Of Trust
related
$1,650,000 · Monterey Bay Bank
—
—
University Storage LLC
—
Loan Modification
related
$1,585,937 · Comerica Bk
—
—
Errico Trust
—
Deed Of Trust
related
$1,495,000 · Cupertino National Bank
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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