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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Vineyards
10 Pne Flt Rd Santa Cruz, CA 95060-9707
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US10-2283898
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1935
Construction
WOOD
Total area
2,061 SF
Lot
1.66 ac (72,179 SF)
Zoning code
A-L
APN
063-091-15
UPID
US10-2283898
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Beauregard Vineyards Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$618k
Blend (final)
Blend
$620k
Owner & transaction history
Beauregard Vineyards LLC · 17 yrs held
Beauregard Vineyards LLC
since 2008
5 recorded transactions
Zoning & alternative use
A-L · Santa Cruz, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$785,000
+91.5%
Medical building
$610,000
+48.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Santa Cruz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Cruz submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$410,000
Current use
COMMERCIAL (GENERAL)
$785,000
Change: +91% · Conversion: Difficult
MEDICAL BUILDING
$610,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$301 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$20,535
Tax year 2024
Assessed value
$1,634,901
Assessed 2024
Previous assessed
$1,634,901
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$767,610
Assessed improvement
$867,291
Applied tax rate
58.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1935
Construction
WOOD
Heating
NONE
Stories
2
Units
1
Bathrooms
1
Total area
2,061 SF
Lot
1.66 ac (72,179 SF)
Zoning code
A-L
APN
063-091-15
UPID
US10-2283898
Jurisdiction
SANTA CRUZ
Zoning & alternative use
A-L · Santa Cruz, CAZoning A-L · permitted uses
A-L · Santa Cruz, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$410,000
COMMERCIAL (GENERAL)
Est. value
$785,000
MEDICAL BUILDING
Est. value
$610,000
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1935
Construction
WOOD
Heating
NONE
Stories
2
Units
1
Bathrooms
1
Lot
1.66 ac
Current owner
From public records · entity-resolved
Beauregard Vineyards LLC
Entity
Mailing address
10 PNE FLT RD, SANTA CRUZ, CA 95060-9707
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2017
—
Beauregard Vineyards LLC
—
Deed
related
$1,217,845 · Santa Cruz County Bank
Nov 18, 2008
$1,100,000
Beauregard Vineyards LLC
Grahm,randall
Grant Deed
$550,000 · Santa Cruz County Bank
Dec 31, 2007
$650,000
Randall Grahm
Grahm,alan & Ruth
Grant Deed
related
$632,000 · Shearson Mortgage
Feb 14, 1995
—
Alan Grahm
Bonny Doon Winery INC
Quit Claim Deed
related
$900,000 · Comerica Bank
—
—
Bonny Doon Winery INC
—
Deed Of Trust
related
$130,000 · Isabella A Abbott Tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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