$3,695,000
407 University Ave, Los Gatos 95032
AddressIntel AI Briefing
Built in 2024, this pristine modern asset makes any teardown-and-mansionize or SB 9 lot split strategy completely illogical. The optimal play is stealth density: primary + ADU + JADU to add long-term rental income to an already premium structure. However, the high purchase price relative to theoretical local ARV means immediate development ROI is deeply negative.
Property Permit History
Recent Neighborhood Remodeling (Los Gatos)
Parcel & Zoning Info
ADU Potential
Flag / irregular · Corner lot · ~91 ft frontage × 131 ft deep, a tucked-away rear unit is very private; access is typically via the pole driveway. 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 1,952 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.
Nearby Public Schools
Louise Van Meter Elementary
Los Gatos Union Elementary
Raymond J. Fisher Middle
Los Gatos Union Elementary
Los Gatos High
Los Gatos-Saratoga 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
76/100
Based on recent sales velocity and local demand in 95032.
Flippability Score
10/100
Measures neighborhood renovation density vs. recent permits on this property.
Bidding War Prob.
18%
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 2,063 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 6 recent single-family sales in 95032: $1,205/sqft.
Projected Profit
Warning: Project is mathematically underwater.