Duplex with Outdoor Living
1585 San Andreas RD Watsonville, CA 95076
New
1585 San Andreas RD, Watsonville, CA, 95076
$1,095,000
For Sale
$1,095,000
MULTI_FAMILY - WATSONVILLE, CA
Property Size1,515 SF
Lot Size0.12 Acres
Price / SF$722.77
Days on Market1
Property Features for 1585 San Andreas RD
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Zoning
- R-1-6
- Bedrooms
- 3
- Rooms
- Bedroom 2, Bedroom 1, Bedroom 3
- Parking
- 5
- Fireplace
- 1
- Standard status
- Active
- Size
- 1,515 SF
- Lot size
- 0.12 Acres
Utilities
- Heating system
- Fireplace(s), Wall Furnace
- Water source
- Public
Building Details
- Year built
- 1950
- Flooring type
- Hardwood, Tile, Carpet
- Roof type
- Flat
Listing agency
KW Thrive Santa Cruz
(831) 457-5500
Listed by
Justin McNabb · License #01928930
(831) 334-4727
Added: Jul 22 Checked: Jul 22 at 6:06PM
MLS# ML82055091
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 two-unit duplex is set in a quiet community and currently functions as an upstairs residence and a separate downstairs studio. The upstairs unit is recently remodeled and features hardwood floors, dual-pane windows, inset LED lighting, and an updated kitchen and bathroom. The downstairs studio offers its own kitchen and bathroom and includes a separate entrance, along with a tenant-occupied setup. An interior staircase connects both levels, supporting use as a flexible layout. Improvements include a brand-new roof.
Outdoor space is highlighted by multiple sunny decks and patios, plus a terraced backyard with a chicken coop and a large storage shed. The lot also provides ample open parking.
The upstairs unit is vacant while the downstairs unit is tenant-occupied with reliable occupants in place.
Outdoor space is highlighted by multiple sunny decks and patios, plus a terraced backyard with a chicken coop and a large storage shed. The lot also provides ample open parking.
The upstairs unit is vacant while the downstairs unit is tenant-occupied with reliable occupants in place.
Key Highlights
- Home set up as 2 units: upstairs remodeled 2‑bedroom, 1‑bath plus a downstairs studio with its own kitchen and bathroom
- Upstairs features hardwood floors, dual pane windows, inset LED lighting, and fully updated kitchen and bath
- Downstairs studio has a separate entrance for extended living, rental income, or guest use
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $61.8k | $40.80 |
| − Vacancy | −$1.5k | −$0.97 |
| EGI | $60.3k | $39.83 |
| − OpEx | −$18.1k | −$11.95 |
| NOI | $42.2k | $27.88 |
1,515 SF · lease $40.80/SF/yr · vacancy 2.38% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$603.4K
$528.0K – $704.0K
NOI $42,239 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$557.1K
$487.5K – $649.9K
NOI $38,996 @ 7.0% cap · market cap 3.56%
Theoretical Best
Retail
$866.3K
$758.0K – $1.01M
NOI $60,639 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two-unit duplex includes a remodeled upstairs 2-bed and a tenant-occupied downstairs studio with separate entrance and updated interiors.
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 $1,095,000.
What are key features of this property?
This property features: Home set up as 2 units: upstairs remodeled 2‑bedroom, 1‑bath plus a downstairs studio with its own kitchen and bathroom; Upstairs features hardwood floors, dual pane windows, inset LED lighting, and fully updated kitchen and bath; Downstairs studio has a separate entrance for extended living, rental income, or guest use
