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Property profile & analytics
OFF-MARKET
Assisted living facilities
102 Wheelock Rd Watsonville, CA 95076-9719
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0364486
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1960
Construction
WOOD
Total area
2,192 SF
Lot
0.95 ac (41,426 SF)
Zoning code
RA
APN
109-271-07
UPID
US09-0364486
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
The County Of Santa Cruz · 20 yrs held
The County Of Santa Cruz
since 2006
6 recorded transactions
Zoning & alternative use
RA · Watsonville, CA
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 Watsonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watsonville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$171
Tax year 2024
Applied tax rate
69.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
CENTRAL
Stories
2
Units
1
Rooms
9
Bathrooms
3
Total area
2,192 SF
Lot
0.95 ac (41,426 SF)
Zoning code
RA
APN
109-271-07
UPID
US09-0364486
Jurisdiction
SANTA CRUZ
Zoning & alternative use
RA · Watsonville, CA
Zoning RA · permitted uses
RA · Watsonville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watsonville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
2
Units
1
Rooms
9
Bathrooms
3
Lot
0.95 ac
Current owner
From public records · entity-resolved
The County Of Santa Cruz
Entity
Mailing address
1080 EMELINE AVE, SANTA CRUZ, CA 95060-1966
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2006
—
The County Of Santa Cruz
Cfsc INC
Grant Deed
—
Jan 23, 2002
$650,000
Cfsc INC
Merrill,kim I & Christine D
Grant Deed
—
Jun 13, 1996
$435,500
Kim I Merrill
Bobeda,mark P & Vicki D
Grant Deed
related
$335,462 · Seller
—
—
Robeda Mark P
—
Deed Of Trust
related
$30,500 · Great Western Bank
—
—
Cfbc INC
—
Deed Of Trust
related
$444,225 · Monterey Bay Bank
—
—
Mark P Bobeda
—
Deed Of Trust
related
$270,000 · Coast Commercial 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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