Two-Unit Duplex with Terraced
For Sale
$999,000
1585 San Andreas Road, Watsonville, CA 95076
ResidentialIncome, Watsonville, CA
Property Size1,515 SF
Lot Size0.12 Acres
Price / SF$659.41
Days on Market92
Property Features for 1585 San Andreas Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-1-6
Parking
5
Fireplace
1
Appliances
WasherDryer
Elementary school
PajaroValleyUnified
High school
PajaroValleyUnified
Elementary school district
PajaroValleyUnified
High school district
PajaroValleyUnified
Subdivision
LaSelvaBeach
Standard status
Active
APN
045-132-26-000
Size
1,515 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
13700
Utilities
Heating system
Fireplace(s)
Water source
Public
Building Details
Year built
1950
Flooring type
Tile, Carpet, Hardwood
Roof type
Flat
Listing Agency:
KW Thrive Santa Cruz · Keller Williams Realty
(831) 457-5500
Listed By:
Justin McNabb · License #01928930
(831) 334-4727
Added: Jul 22
Changed: Oct 21
Last Checked: Oct 21 at 1:06PM
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.
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Investment Insights
Based on property information with market context.
This 1,515-square-foot duplex on a 0.119-acre lot is arranged as an upstairs two-bedroom, one-bath unit and a ground-floor studio, each with its own kitchen and bathroom. The lower unit has a separate entrance, and an interior staircase links the two levels. The upstairs kitchen and bathroom have been updated, and that unit also features hardwood floors, dual-pane windows, and inset LED lighting. A new roof, multiple decks and patios, a terraced backyard, a chicken coop, a storage shed, and open parking round out the property.
The property is in La Selva Beach, about half a mile from Manresa State Beach, and is zoned R-1-6. The upstairs unit is vacant; the studio is tenant-occupied. The layout supports separate unit use while retaining an interior connection between floors.
The property is in La Selva Beach, about half a mile from Manresa State Beach, and is zoned R-1-6. The upstairs unit is vacant; the studio is tenant-occupied. The layout supports separate unit use while retaining an interior connection between floors.
Key Highlights
- Two‑unit layout: upstairs 2‑bedroom, 1‑bath unit and downstairs studio
- 1,515 square feet on a 0.119‑acre lot
- About half a mile from Manresa State Beach
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 - Separate entrances and an interior stairway allow the residence to function as two units or reconnect as a single-family home.
Where is this duplex located?
The property is located at 1585 San Andreas Road 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: Two‑unit layout: upstairs 2‑bedroom, 1‑bath unit and downstairs studio; 1,515 square feet on a 0.119‑acre lot; About half a mile from Manresa State Beach
