Duplex with Separate
For Sale
$999,000
1585 San Andreas RD, Watsonville, CA 95076
A remodeled two-bedroom upper residence sits above a separately entered studio with its own kitchen and bath.
Property Size1,515 SF
Price / SF$659.41
Days on Market108
Property Features for 1585 San Andreas RD
General Information
Standard status
Active
Size
1,515 SF
Property subtype
Multiple Dwellings / Structures
Units
Unit Mix
1 x 2BR/1BA, 1 x studio
Multifamily Units
2
Additional Details
Tenant in Place
Yes
Amenities
decks
patios
terraced backyard
chicken coop
storage shed
Building Details
Year Built
1950
Listing Agency:
KW Thrive Santa Cruz
(831) 457-5500
Listed By:
Justin McNabb · License #01928930
(831) 334-4727
Source:
Giuffreproperties
Added: Jul 22
Changed: Nov 5
Last Checked: Nov 5 at 7:39AM
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 KW Thrive Santa Cruz
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Investment Insights
Based on property information with market context.
This 1,515-square-foot duplex, built in 1950, is arranged as two residences. The upper unit has two bedrooms and one bathroom, with hardwood flooring, dual-pane windows, LED lighting, and updated kitchen and bath finishes. A studio occupies the lower level and includes a private entrance, kitchen, and bathroom. An interior stairway connects the floors, and the property has a new roof.
Outdoor features include multiple decks and patios, a terraced backyard, a chicken coop, and a large storage shed. The site also provides open parking and is approximately half a mile from Manresa State Beach.
The upstairs unit is vacant, while the downstairs studio is occupied by tenants. The property’s current two-unit setup can also be reconfigured to a single-family layout using the connecting stairway.
Outdoor features include multiple decks and patios, a terraced backyard, a chicken coop, and a large storage shed. The site also provides open parking and is approximately half a mile from Manresa State Beach.
The upstairs unit is vacant, while the downstairs studio is occupied by tenants. The property’s current two-unit setup can also be reconfigured to a single-family layout using the connecting stairway.
Key Highlights
- 1,515‑square‑foot duplex built in 1950
- Upper unit offers 2 bedrooms and 1 bathroom; updated kitchen and bath
- Lower‑level studio has its own entrance, kitchen, and bathroom
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$42,239
Cap Rate
4.23%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$844,780
$844.8K
Cap Rate 7%
$603,414
$603.4K
Cap Rate 9%
$469,322
$469.3K
Market Conditions
NOI Build-Up for 1,515 SF
Gross rent
$61.8K $40.80/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$60.3K $39.83/SF
− OpEx
−$18.1K −$11.95/SF
NOI
$42.2K $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 Rate 5%
$844,780
Cap Rate 7%
$603,414
Cap Rate 9%
$469,322
Alternative Uses
Best Use
Multifamily LT 5
$603.4K
$528.0K – $704.0K
NOI $42,239 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$557.1K
$487.5K – $649.9K
NOI $38,996 @ 7.0% cap · market cap 3.90%
Theoretical Best
Retail
$866.3K
$758.0K – $1.01M
NOI $60,639 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
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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
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Market
Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Duplex - A remodeled two-bedroom upper residence sits above a separately entered studio with its own kitchen and bath.
Where is this duplex located?
The property is located at 1585 San Andreas RD Watsonville, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 1,515‑square‑foot duplex built in 1950; Upper unit offers 2 bedrooms and 1 bathroom; updated kitchen and bath; Lower‑level studio has its own entrance, kitchen, and bathroom
