$1,950,000
645 Vasona Ave, Los Gatos 95032
AddressIntel AI Briefing
The optimal play is teardown-and-mansionize to build a new luxury home, given that SB 9 density expansion pathways are not applicable here. The property features a solid lot size in a high-demand Los Gatos enclave, making a custom single-family build the highest-value option. Low owner-occupancy rates in this census block suggest an active local tenant and transitional market.
Property Permit History
Recent Neighborhood Remodeling (Los Gatos)
Parcel & Zoning Info
Hazard Snapshot
Flood Zone
Fire Severity
Liquefaction
Fault Zone
Not a substitute for a Natural Hazard Disclosure (NHD) report. Zones reflect available GIS data and may not cover all localities. Liquefaction and fault flags: modified from California Geological Survey, Web Service of Official Maps of Alquist-Priolo Earthquake Fault Zones and Web Service of Official Maps of Seismic Hazard Zones (2025).
Nearby Public Schools
Village
Campbell Union
Rolling Hills Middle
Campbell Union
Westmont High
Campbell Union High
School boundaries are subject to change. Nearest school distance does not guarantee enrollment eligibility. Check with the local district. Data provided by CDE.
Proprietary Intelligence
Market Heat Index
72/100
Based on recent sales velocity and local demand in 95032.
Flippability Score
65/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
19%
Likelihood of multiple offers based on local list-to-sale ratios and DOM.
Proforma ROI Calculator
Back-of-the-napkin deal analysis across development strategies.
Median of 3 recent multi-family sales in Los Gatos (95032): $825/sqft. No size-matched sales in Los Gatos, so this median mixes build sizes and reads high for a large rebuild.
Commission, transfer tax and closing. Deducted from resale before profit, so the ROI below is net of the exit rather than gross.
Carry on total capital for the project duration. At 0% the model is a cash purchase; 12 months at a typical construction-loan rate moves ROI by 6 to 10 points on a deal this size, so price it with your real rate.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (Los Gatos 95032)
No size-matched sales in Los Gatos, so these are unmatched on size and the ARV below is a loose estimate.