Occupied Industrial
For Sale
$1,450,000
163 W Lake Ave, Watsonville, CA 95076
Industrial property with month-to-month tenants and separately leased yard area.
Property Size3,800 SF
Lot Size0.70 Acres
Price / SF$381.58
Days on Market24
Property Features for 163 W Lake Ave
General Information
Standard status
Active
Size
3,800 SF
Lot size
0.70 Acres
Property subtype
Commercial
Occupancy
100%
Building Details
Year Built
1935
Buildings
1
Building Size
3,800 SF
Listing Agency:
SBA Commercial
(831) 464-5039
Listed By:
Erik Barbic · License #01736370
(831) 464-5039
Source:
Elliman
Added: Jul 30
Changed: Jul 31
Last Checked: Aug 21 at 9:45AM
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 SBA Commercial
Investment Insights
Based on property information with market context.
Located at 163 W Lake Ave and 184 W Beach St in Watsonville’s industrial district, this two-parcel industrial property includes an approximately 3,800-square-foot building constructed in 1935. The building is fully occupied by tenants under month-to-month lease agreements, providing an existing tenant profile with flexible lease terms.
The parcels total approximately 0.70 acres, and a portion of the yard area is leased separately to another tenant. The property combines an existing industrial building with additional leased yard area across two parcels. Walk Score is 53, Bike Score is 77, and Transit Score is 19.
The parcels total approximately 0.70 acres, and a portion of the yard area is leased separately to another tenant. The property combines an existing industrial building with additional leased yard area across two parcels. Walk Score is 53, Bike Score is 77, and Transit Score is 19.
Key Highlights
- Approximately 3,800± square foot industrial building
- Two parcels totaling approximately 0.70± acres
- Fully occupied by tenants on month‑to‑month lease agreements
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$76,049
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,520,980
$1.5M
Cap Rate 7%
$1,086,414
$1.1M
Cap Rate 9%
$844,989
$845.0K
Market Conditions
NOI Build-Up for 3,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$114.0K $30.00/SF
− Vacancy
−$5.4K −$1.41/SF
EGI
$108.6K $28.59/SF
− OpEx
−$32.6K −$8.58/SF
NOI
$76.0K $20.01/SF
Area
Santa Cruz County, CA
Vacancy
4.70%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,520,980
Cap Rate 7%
$1,086,414
Cap Rate 9%
$844,989
Alternative Uses
Best Use
Industrial
$1.09M
$950.6K – $1.27M
NOI $76,049 @ 7.0% cap · market cap 5.24%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$2.17M
$1.90M – $2.53M
NOI $152,099 @ 7.0% cap · market cap 10.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,621
Businesses Nearby
Explore this area
Business Placement
Demographics for 95076, CA
84,433
Population
26,488
Households
3.2
Avg Household Size
35
Median Age
19%
College-Educated
72%
High-School Grad
135.1 sq mi
ZIP Area
625
Density / Sq Mi
$86,685
Median Household Income
$36,077
Median Earnings
$1,851
Median Rent
$767,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial property - Industrial property with month-to-month tenants and separately leased yard area.
Where is this industrial property located?
The property is located at 163 W Lake Ave Watsonville, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Approximately 3,800± square foot industrial building; Two parcels totaling approximately 0.70± acres; Fully occupied by tenants on month‑to‑month lease agreements
