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    Iconic Santa Cruz Commercial Property Title is generated by Realmo AI

    SANTA CRUZ, Santa Cruz 95062

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    Claim this Listing
    For Sale
    $8,888,888

    COMMERCIAL - SANTA CRUZ

    Lot size:
    6.79 Acres
    Added:
    Mar 2, 2026
    Days on Market:
    80
    Last Refresh:
    May 21 at 5:06 pm

    Property Features for SANTA CRUZ

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    PR
    Parking
    15
    Standard status
    Active
    Lot size
    6.79 Acres

    Utilities

    Cooling system
    Ceiling Fan(s), Gas (Cooling), Central Air
    Water source
    Public

    Building Details

    Year built
    1947
    Roof type
    Composition

    We can help!

    Listing Contact
    Tene Shake

    Listing agent Tene Shake License #02118097

    Listing office Real Brokerage Technologies 1420 Kettner BLVD #100, San Diego, CA

    Listing date Mar 2, 2026

    MLS# ML82036503

    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.

    HighLights

    • Strategic location on Portola Drive in Santa Cruz's Live Oak area, offering high visibility and accessibility.
    • Significant acreage with zoning that may support a range of commercial or mixed uses.
    • Home to KSCO 1080 AM News Talk Radio since 1947, providing historic and cultural significance.
    • Unique and iconic property with distinctive mid‑century architectural design.
    • Potential for adaptive reuse, redevelopment, or continued commercial occupancy.
    • Equipped with Central Air, Ceiling Fan(s), and Gas (Cooling).

    Overview

    This unique and iconic commercial property is strategically located on Portola Drive in Santa Cruz's vibrant Live Oak area, along a well-traveled corridor connecting residential neighborhoods with coastal attractions and businesses. Its location offers enhanced visibility and accessibility due to its proximity to major thoroughfares, beaches, parks, and local amenities. The property is home to KSCO 1080 AM News Talk Radio, a longstanding local radio station broadcasting since 1947. The building is known for its distinctive architectural character, originally built to house the station and retaining memorable mid-century design charm. According to county property data, the parcel spans 6.792 acres and is classified in a zoning category (PR) that may support a range of commercial or mixed uses, subject to planning review. This opens the door for adaptive reuse, redevelopment, or continued commercial occupancy. The property presents as a continuing broadcast venue or a redevelopment opportunity.
    Location Intelligence

    Current Use by Public Records

    Specialty properties

    Map

    City
    Santa Cruz
    County
    Santa Cruz
    State
    Longitude
    -122.026987
    Latitude
    36.958877

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    FAQs

    What type of property is this?
    Specialty property - Unique property with historical significance and flexible usage potential.
    Where is this specialty property located?
    The property is located at SANTA CRUZ Santa Cruz.
    What is the asking price?
    The asking price for this property is $8,888,888.
    What are key features of this property?
    This property features: Strategic location on Portola Drive in Santa Cruz's Live Oak area, offering high visibility and accessibility.; Significant acreage with zoning that may support a range of commercial or mixed uses.; Home to KSCO 1080 AM News Talk Radio since 1947, providing historic and cultural significance.
    (831) 224-4874
    We can help!
    Listing Contact
    Tene Shake
    Real Estate License ID: 02118097
    Learn More
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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
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