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    11775 Watsonville Road Gilroy, CA 95020

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    For Sale
    $8,999,000

    Meticulously maintained vineyard with wine production facility and event venue.

    Added:
    Jun 19, 2025
    Days on Market:
    317
    Last Refresh:
    Mar 16 at 9:08 am

    Property Features for 11775 Watsonville Road

    General Information

    Standard status
    Active

    We can help!

    Listing Contact
    LISA DORCICH

    Listing agent LISA DORCICH License #01839793

    Listing office CASA DIVINA REAL ESTATE

    Listing date Jun 19, 2025

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of CASA DIVINA REAL ESTATE

    Overview

    Established Vineyard on Santa Clara Wine Trail

    Established in 1989, this vineyard is located in the Santa Clara County Wine Trail, west of the 101 highway at the base of Mt. Madonna and the Santa Cruz Mountains. The property spans 72 acres, with 50 acres planted with 13 varietals. It is equipped for wine production, featuring two high-production AG wells (approximately 500 GPM) for irrigation. The location along the Uvas River enhances the property's natural beauty. A 6,200 sq. ft. barn provides storage for tractors, harvesters, and farm equipment. The 10,000 s.f. wine facility includes a tasting room overlooking the barrel storage and vineyard, with concrete countertops, subway tile, reclaimed barn wood finishes, and two restrooms. The production area contains bulk storage tanks, a grape press, and barrel storage. A garden, olive grove, and newly built event venue create a setting for weddings, private parties, corporate retreats, and wine club events. The event space offers income potential and a wine country atmosphere. Located 35 minutes from Silicon Valley and an international airport, this property is located in the Valley of the Heart's Delight.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Dorcich Family Vineyards Brewery & Distillery

    Suggested Use

    Real Estate Agency Kitchen & Bath Showroom Veterinary Clinic Plumbing Service Wine and Liquor Store Coworking & Hybrid Office

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Gilroy
    County
    Santa Clara
    State
    California
    Longitude
    -121.656
    Latitude
    37.0457

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    FAQs

    What type of property is this?
    Vineyard - Meticulously maintained vineyard with wine production facility and event venue.
    Where is this vineyard located?
    The property is located at 11775 Watsonville Road Gilroy, CA.
    What is the asking price?
    The asking price for this property is $8,999,000.
    What are key features of this property?
    This property features: Turnkey 72‑acre vineyard estate with 50 planted acres of 13 varietals, fully equipped for premium wine production.; Prime location on the Santa Clara County Wine Trail near the Uvas River, 35 minutes from Silicon Valley and an international airport.; 10,000 sq. ft. wine facility with a tasting room overlooking the vineyard, barrel storage, and production area with bulk storage tanks and a grape press.
    (408) 656-2283
    We can help!
    Listing Contact
    LISA DORCICH
    Real Estate License ID: 01839793
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    11775 Watsonville Road, GILROY, CA 95020

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