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Property profile & analytics
OFF-MARKET
Estimated value
$2,825,000
Retail space
1001 Ocean St Santa Cruz, CA 95060-2816
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1842753
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1982
Construction
TILT-UP CONCRETE
Total area
8,046 SF
Lot
0.35 ac (15,420 SF)
APN
008-303-16
UPID
US09-1842753
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
-
Dunn-Edwards Paints Hardware & Home Improvement Building Supply
-
Kelly-Moore Paints Hardware & Home Improvement Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.96M
Blend (final)
Blend
$2.83M
Owner & transaction history
Katherine Hill Perasso · 2 yrs held
Katherine Hill Perasso
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,825,000
ML approach
$2,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,175,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.83M
Range $2.54M – $3.11M · ±10% · vs last sale $2.83M (Mar 15 2024)
Last sale anchor
$2.83M
Mar 15 2024
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
$351 / 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
$31,175
Tax year 2024
Assessed value
$2,809,080
Assessed 2024
Previous assessed
$2,809,080
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,976,760
Assessed improvement
$832,320
Applied tax rate
1.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,046 SF
Lot
0.35 ac (15,420 SF)
APN
008-303-16
UPID
US09-1842753
Jurisdiction
SANTA CRUZ
Zoning & alternative use
Zoning · permitted uses
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
MEDICAL BUILDING
Est. value
$4.2M
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Katherine Hill Perasso
Individual
Free & Clear · 2 yrs held
Mailing address
314 PARADISE DR, TIBURON, CA 94920-2536
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2024
—
Katherine Hill Perasso
Katherine Hill Perasso
Intrafamily Transfer
related
—
Jan 10, 2022
—
Katherine Hill Perasso
George C Hill
Intrafamily Transfer
related
—
Mar 6, 2015
$2,825,000
Hill Family Trust
Buchanan Commercial Gp
Grant Deed
—
Jan 24, 2006
—
Buchanan Commercial Gp
Moore W E & D B 1990 Trust
Grant Deed
—
Mar 7, 2005
—
Desiree B Moore
Moore,william E
Affidavit Of Death
related
—
Oct 11, 1996
—
Moore Trust
Kelly -moore Paint Co
Quit Claim Deed
related
—
Dec 30, 1993
$750,000
Kelly-moore Paint Co INC
Mainis,george J
Grant Deed
—
—
—
Cruz Riverfront Assn Nsanta
—
Deed Of Trust
related
$3,169 · Wells Fargo Bank
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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