New Construction Duplex with Attached
For Sale
$1,997,500
141 Skyline Vista WAY, Watsonville, CA 95076
Residential Income (2-4 units), WATSONVILLE, CA
Property Size4,096 SF
Lot Size0.04 Acres
Price / SF$487.67
Days on Market35
Property Features for 141 Skyline Vista WAY
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R
Bedrooms
6
Rooms
Bedroom 6, Bedroom 2, Bedroom 1, Bedroom 3, Bedroom 4, Bedroom 5
Parking features
Garage - Attached, Guest
Interior features
High Ceiling
Appliances
Countertop - Other, Dishwasher, Hood Over Range, Oven Range - Built-In, Pantry, Refrigerator
View
City
Subdivision
Watsonville
Standard status
Active
Size
4,096 SF
Lot size
0.04 Acres
Taxes and HOA fees
HOA Fee
$720 Monthly
Utilities
Heating system
Forced Air, Solar (Heating), Central
Water source
Public
Amenities
sports court
fitness par course
integrated walking and biking trails
bocce ball court
community garden
bird-watch overlook deck
playground
BBQ areas
scenic picnic spots
EV charging
Building Details
Year built
2026
Number of units
2
Roof type
Composition
Listing Agency:
David Lyng Real Estate
(831) 438-5700
Listed By:
Paul Burrowes · License #01955563
(831) 295-5130
Added: Jul 19
Changed: Aug 21
Last Checked: Aug 22 at 11:06AM
MLS# ML82047554
Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex at 141 Skyline Vista WAY in Watsonville, California, is under construction with a projected 2026 build year. The property contains two side-by-side residences, each measuring 2,048 square feet with three bedrooms and 3.5 bathrooms. Each home includes an attached 465-square-foot garage, a 124-square-foot private outdoor area, high ceilings, forced-air and central heating, solar heating, and a 220v EV charging circuit. Kitchens are equipped with built-in range ovens, refrigerators, dishwashers, pantries, and range hoods.
The R-zoned property is served by public water. Shared community amenities include a sports court, fitness par course, walking and biking trails, bocce ball, a community garden, bird-watch overlook deck, playground, BBQ areas, and picnic spaces. The side-by-side layout supports separate occupancy of the residences within one duplex property.
The R-zoned property is served by public water. Shared community amenities include a sports court, fitness par course, walking and biking trails, bocce ball, a community garden, bird-watch overlook deck, playground, BBQ areas, and picnic spaces. The side-by-side layout supports separate occupancy of the residences within one duplex property.
Key Highlights
- Two side‑by‑side residences, each 2,048 sf with 3 bedrooms and 3.5 bathrooms
- Attached 465 sq. ft. garage and 124 sq. ft. private outdoor space for each unit
- Under construction with a 2026 build year
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
$114,198
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
5.72%
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%
$2,283,960
$2.3M
Cap Rate 7%
$1,631,400
$1.6M
Cap Rate 9%
$1,268,867
$1.3M
Market Conditions
NOI Build-Up for 4,096 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
$167.1K $40.80/SF
− Vacancy
−$4.0K −$0.97/SF
EGI
$163.1K $39.83/SF
− OpEx
−$48.9K −$11.95/SF
NOI
$114.2K $27.88/SF
Area
Santa Cruz County, CA
Vacancy
2.38%
Lease Rate
$40.80 /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%
$2,283,960
Cap Rate 7%
$1,631,400
Cap Rate 9%
$1,268,867
Alternative Uses
Best Use
Multifamily LT 5
$1.63M
$1.43M – $1.90M
NOI $114,198 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$1.51M
$1.32M – $1.76M
NOI $105,431 @ 7.0% cap · market cap 5.28%
Theoretical Best
Retail
$2.34M
$2.05M – $2.73M
NOI $163,946 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
626
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer en-suite bedrooms, flexible living areas, private outdoor space, and EV charging readiness.
Where is this duplex located?
The property is located at 141 Skyline Vista WAY Watsonville, CA.
What is the asking price?
The asking price for this property is $1,997,500.
What are key features of this property?
This property features: Two side‑by‑side residences, each 2,048 sf with 3 bedrooms and 3.5 bathrooms; Attached 465 sq. ft. garage and 124 sq. ft. private outdoor space for each unit; Under construction with a 2026 build year
