$2,500,000
104 Old Orchard Dr, Los Gatos 95032
Size check
The listing's square footage against the county assessor's record and the permits on file.
The listing and the county record agree within 10%.
What can explain a difference
- Space built without a permit.
- Permitted work the assessor has not recorded yet.
- An ADU, a finished basement or a converted garage counted in one figure and not the other.
- Different measuring. Listing agents and the assessor often measure the same house differently.
Our Los Gatos permit record starts in 2020. Work permitted before then will not appear above.
AddressIntel AI Briefing
While the 1963 house is fully updated, the property’s large parcel provides an excellent baseline for an SB 9 lot split into multiple units or a stealth density strategy. With no development blockers and a high ADU feasibility score, a developer can maximize density in a highly desirable Los Gatos pocket.
Property Permit History
Recent Neighborhood Remodeling (Los Gatos)
Parcel & Zoning Info
ADU Potential
Wide & shallow · Corner lot · ~123 ft frontage × 132 ft deep, limited depth, an ADU likely sits beside the house rather than behind it. A second street frontage lets an ADU take its own entrance and address.
Screening heuristic based on lot size, existing coverage, lot orientation, and hazard overlays. CA ADU law is ministerial statewide; verify max size, setbacks, and JADU owner-occupancy with the local planning dept.
Redevelopment Potential
Existing home already uses most of the allowable floor area, little expansion headroom. Zoning allows roughly 3,203 sqft of gross floor area on this lot.
Screening estimate comparing existing living area to the city's single-family floor-area limit. FAR rule curated from current municipal code. Source: Los Gatos Town Code 29.40.075 (as of 2026-06-30). Verify FAR, coverage, setbacks, and height with the local planning dept.
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
Noddin Elementary
Union Elementary
Union Middle
Union Elementary
Leigh 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.
17%
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.
Zoning allows roughly 3,203 sqft on this lot, and the default builds to that envelope. The FAR figure is a discretionary-review trigger, not a hard cap.
Median of 12 recent single-family sales in Los Gatos (95032): $1,345/sqft, plus 5% because new houses sold at a median 1.07x their comps across 239 real rebuilds. Sized within 25% of the 3,200 sqft build, because smaller houses sell for more per foot and pricing a rebuild off them overstates resale.
Commission, transfer tax and closing. Deducted from resale before profit, so the ROI below is net of the exit rather than gross.
Interest on the purchase price for the whole project plus half the build budget, since construction draws ramp up. The default is 7% over 33 months, the median purchase-to-sale time of 239 real Peninsula and South Bay rebuilds. Set the rate to 0 for a cash purchase, or use your own lender's terms.
Projected Profit
Warning: Project is mathematically underwater.
Recent Comparables (Los Gatos 95032)
Sized to the modelled 3,200 sqft build: sales within 25% of it. Smaller houses sell for more per foot, so pricing a rebuild off them overstates resale.