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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Motels
103 Main St Santa Cruz, CA 95060-5422
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3899121
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1918
Construction
WOOD
Total area
6,884 SF
Lot
1.24 ac (54,014 SF)
APN
007-212-14
UPID
US09-3899121
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
$990k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$818k
Blend (final)
Blend
$905k
Owner & transaction history
Zavar Investments INC · 12 yrs held
Zavar Investments INC
since 2014
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.4M
+198.1%
Office building
$1.2M
+142.2%
Retail stores
$1.2M
+141.8%
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
$990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,440,000
Change: +198% · Conversion: Difficult
OFFICE BUILDING
$1,170,000
Change: +142% · Conversion: Difficult
RETAIL STORES
$1,165,000
Change: +142% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,150,000
Change: +138% · Conversion: Difficult
RESTAURANT
$1,060,000
Change: +120% · Conversion: Difficult
Blend value · Realmo final
$905k
Range $815k – $996k · ±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
$131 / 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
$108,189
Tax year 2024
Assessed value
$9,711,564
Assessed 2024
Previous assessed
$9,711,564
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$5,485,668
Assessed improvement
$4,225,896
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1918
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Units
16
Total area
6,884 SF
Lot
1.24 ac (54,014 SF)
APN
007-212-14
UPID
US09-3899121
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RESTAURANT
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
RESTAURANT
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
1918
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
3
Units
16
Lot
1.24 ac
Current owner
From public records · entity-resolved
Zavar Investments INC
Entity
Mailing address
325 PACIFIC AVE, SANTA CRUZ, CA 95060-4922
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2019
—
Zavar Investments INC
—
Trustees Deed
related
$3,211,000 · Heritage Bk/commerce
Dec 28, 2018
—
Zavar Investments INC
—
Deed
related
$3,297,000 · Heritage Bk/commerce
Apr 30, 2014
$7,225,000
Zavar Investments INC
Cheatham,charles R
Grant Deed
$3,620,346 · Bank Of The Orient
Mar 19, 2014
—
Charles R Ceatham
Comcast Of Santa Cruz INC
Quit Claim Deed
related
—
May 31, 2011
$5,500,000
Charles R Cheatham
Luttrell Family Trust
Grant Deed
$4,200,000 · Luttrell Family Trust
—
—
Zavar Investments INC
—
Deed Of Trust
related
$3,297,000 · Heritage Bk/commerce
—
—
Zavar Investments INC
—
Deed Of Trust
related
$3,620,346 · Mortgage Cap Dev
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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