Building Details

Building Size 3,158 SF

Year Built 1976

Buildings 2

Listing Agency: Amber Grewer Real Estate

Listed By: Amber Grewer · License #01346361 Show Phone

Source: Roomrealestate

Added: Sep 22 Changed: Oct 6 Last Checked: Oct 15 at 8:14AM

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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 Amber Grewer Real Estate

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Investment Insights

Based on property information with market context.

Built in 1976, this duplex property pairs a four-bedroom, 2.5-bath main residence with a one-bedroom ADU above a detached two-car garage. The main home also has an attached two-car garage. Vaulted ceilings, a kitchen with granite countertops, a living room fireplace, a dining area with wet bar, an office, and a game room shape the interior. The primary suite includes a seating or office nook.

The property spans more than 2 acres in Scotts Valley. Lodato Park’s redwood trails are just outside the back door, and Glenwood Preserve trails are a short distance away. Santa Cruz beaches are about 10 minutes away, with Highway 17 providing a route toward Silicon Valley.

Key Highlights

• More than 2 acres in Scotts Valley
• Main home offers 4 bedrooms and 2.5 bathrooms
• One‑bedroom ADU above a detached 2‑car garage

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$88,046

Cap Rate

3.84%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,760,920 $1.8M

Cap Rate 7%

$1,257,800 $1.3M

Cap Rate 9%

$978,289 $978.3K

Is this asking price fair?

Market Conditions

NOI Build-Up for 3,158 SF

Gross rent

$128.8K $40.80/SF

− Vacancy

−$3.1K −$0.97/SF

EGI

$125.8K $39.83/SF

− OpEx

−$37.7K −$11.95/SF

NOI

$88.0K $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%

$1,760,920

Cap Rate 7%

$1,257,800

Cap Rate 9%

$978,289

Alternative Uses

Best Use

Multifamily LT 5

$1.26M

$1.10M – $1.47M (±1% cap)

NOI $88,046 @ 7.0% cap · market cap 3.84%

Second Best

Apartment 5plus

$1.16M

$1.02M – $1.35M (±1% cap)

NOI $81,287 @ 7.0% cap · market cap 3.54%

Theoretical Best

Retail

$1.81M

$1.58M – $2.11M (±1% cap)

NOI $126,402 @ 7.0% cap · market cap 5.51%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick HVAC Service Parking Lot & Garage Furniture & Home Goods Cafe & Coffee Shop Barber Shop (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

384

Businesses Nearby

Explore this area Business Placement

Demographics for 95066, CA

15,483

Population

6,733

Households

2.3

Avg Household Size

45

Median Age

55%

College-Educated

96%

High-School Grad

18.7 sq mi

ZIP Area

828

Density / Sq Mi

$146,941

Median Household Income

$73,323

Median Earnings

$2,384

Median Rent

$1,113,000

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - A separate one-bedroom residence sits above a detached garage, alongside a four-bedroom main home.

Where is this duplex located?

The property is located at 235 Southwood DR Scotts Valley, CA.

What is the asking price?

The asking price for this property is $2,295,000.

What are key features of this property?

This property features: More than 2 acres in Scotts Valley; Main home offers 4 bedrooms and 2.5 bathrooms; One‑bedroom ADU above a detached 2‑car garage