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Property profile & analytics
FOR LEASE
Office buildings
718 University Ave Los Gatos, CA 95032
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0788436
For Lease
1 / 6
$13,250,000
718 University Ave, Los Gatos, CA 95032
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Construction
CONCRETE
Total area
27,250 SF
Lot
2.72 ac (118,483 SF)
Zoning code
LMPD
APN
529-12-017
UPID
US09-0788436
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
-
Block Steven MD Physician
-
Alan Ewers, CMT Alternative Medicine Practice Spa & Massage Center
-
Clark Rodney D MD Physician
-
Baker Rodney L MD Physician
-
Caroline Fleck, PhD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$13.25M
CAP Approach
CAP
$15.73M
Comparable Approach
Comparable
$14.98M
Blend (final)
Blend
$13.25M
Owner & transaction history
Schwager Davis INC · 2 yrs held
Schwager Davis INC
since 2024
Last sale
$13.3M
2 recorded transactions
Zoning & alternative use
LMPD · Los Gatos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$13,250,000
ML approach
$13,250,000
CAP Approach
CAP Return
Estimation
6%
$17,040,000
6.5%
$15,730,000
7%
$14,610,000
Blend value · Realmo final
$13.25M
Range $11.93M – $14.58M · ±10% · vs last sale $13.25M (Jul 15 2024)
Last sale anchor
$13.25M
Jul 15 2024
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
$486 / 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
$69,784
Tax year 2024
Assessed value
$5,475,263
Assessed 2024
Previous assessed
$5,475,263
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$202,101
Assessed improvement
$5,273,162
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1992
Construction
CONCRETE
Heating
NONE
Cooling
NONE
Stories
2
Total area
27,250 SF
Lot
2.72 ac (118,483 SF)
Zoning code
LMPD
APN
529-12-017
UPID
US09-0788436
Jurisdiction
SANTA CLARA
Zoning & alternative use
LMPD · Los Gatos, CA
Zoning LMPD · permitted uses
LMPD · 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.
Building & site characteristics
From public records
Year built
1992
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.72 ac
Current owner
From public records · entity-resolved
Schwager Davis INC
Entity
Free & Clear · 2 yrs held
Mailing address
198 HILLSDALE AVE, SAN JOSE, CA 95136-1398
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2024
$13,250,000
Schwager Davis INC
Lack Properties
Grant Deed
—
Aug 10, 1999
$7,680,000
Properties Lack
Guadalupe Rubbish Disposal Co
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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