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    30 Paulsen Rd Watsonville, CA 95076

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    For Sale
    Contact for pricing

    Prime 1.88-acre building site in Watsonville, CA.

    Property Features for 30 Paulsen Rd

    General Information

    Property type
    Land
    Lot Size
    81,893 SF

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    Listing Contact
    Sean Sullivan
    Sean Sullivan

    Listing Agency: Authentic Real Estate Office Listing Agent: Sean Sullivan

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

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    Property Insight Report

    Overview

    This exceptional 1.88-acre parcel, located at 30 Paulsen Rd, Watsonville, CA 95076, presents a unique development opportunity. The property, identified by APN 051-521-13, is zoned R1-10, allowing for residential construction within Santa Cruz County. The General Plan designates the land as R-UL (Residential Urban Low Density). This zoning permits a range of development options, including a multi-family residential complex. Preliminary analysis suggests the potential for a two-story apartment building. Under the R-UL General Plan designation and considering applicable bonus laws (including AB1287), the site could accommodate a significant number of units. Conservative estimates indicate a potential for 19 base units, rising to 39 units with existing density and ADU bonuses, and potentially up to 50 units with the application of AB1287. This property offers substantial potential for investors seeking to capitalize on the growing demand for housing in the Watsonville area. The site's size and zoning make it an attractive proposition for developers looking to create a substantial residential development. Detailed site plans and feasibility studies are recommended to fully explore the development potential of this exceptional property. The property is held under sole ownership.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ortegas Nursery Garden Center

    Suggested Use

    Restaurant Spa & Massage Center Gym & Fitness Center Accounting Firm Daycare Center Skin Care Clinic Auto Repair Shop Big Box & Wholesale Store Department Store HVAC Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Watsonville
    County
    Santa Cruz
    State
    California
    Longitude
    -121.76334651506
    Latitude
    36.954887126225

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    FAQs

    What type of property is this?
    Land - Prime 1.88-acre building site in Watsonville, CA.
    Where is this land located?
    The property is located at 30 Paulsen Rd Watsonville, CA.
    What are key features of this property?
    This property features: 1.88-acre development site at 30 Paulsen Rd, Watsonville, CA 95076 (APN 051-521-13).; R1-10 zoning in Santa Cruz County, designated R-UL (Residential Urban Low Density) in the General Plan, allowing multi-family residential development.; Potential for 19-50 residential units, depending on density bonuses and AB1287 application.
    (831) 426-0294 Call to check price and availability
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    30 Paulsen Rd Watsonville, CA 95076
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    30 Paulsen Rd Watsonville, CA 95076
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    Contact for Pricing
    Please call us for current price
    and status of this listing Sean Sullivan
    Sean Sullivan
    Real Estate License ID: 01941525
    (831) 426-0294 (831) 227-3986
    Learn more
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