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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Commercial land
1037 Freedom Blvd Watsonville, CA 95076-3263
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0063336
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.38 ac (16,379 SF)
APN
016-121-12
UPID
US09-0063336
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
$1.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.36M
Owner & transaction history
Freedom Heights LLC
Freedom Heights LLC
since 2026
Last sale
$1.2M
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 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
Method
Estimation
Statistic approach
$1,480,000
ML approach
$1,520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.21M (Jul 13 2023)
Last sale anchor
$1.21M
Jul 13 2023
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
—
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
$2,605
Tax year 2024
Assessed value
$223,027
Assessed 2024
Previous assessed
$223,027
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$223,027
Applied tax rate
2.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.38 ac (16,379 SF)
APN
016-121-12
UPID
US09-0063336
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
Building & site characteristics
From public records
Heating
NONE
Lot
0.38 ac
Current owner
From public records · entity-resolved
Freedom Heights LLC
Entity
Mailing address
4464 RANCHERO DR, SOQUEL, CA 95073-2321
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
—
Freedom Heights LLC
Davis Lindsey
Quitclaim Deed
—
Feb 2, 2026
—
Zachary Davis Lindsey
Zachary Davis Lindsey
Deed
related
—
Oct 14, 2025
$800,000
Zachary Davis Lindsey
The 2019 Cortes Family Trust
Grant Deed
$399,000 · 2019 Cortes Family Trust
Oct 14, 2025
—
Zachary Davis Lindsey
Danielle Diamond
Deed
related
—
Jul 13, 2023
$1,210,000
Gerardo O Cortes
Gerardo O Cortes And Andrea Cortes
Grant Deed
$147,000 · Santa Cruz County Bank
Jul 13, 2023
—
Gerardo O Cortes
Gerardo O Cortes
Re-recorded Document
related
$147,000 · Santa Cruz County Bank
Feb 6, 2023
—
Gerardo O Cortes
Gerardo O Cortes
Intrafamily Transfer
related
—
Dec 8, 2011
—
Gerardo Cortes
Cortes,andrea R
Quit Claim Deed
—
Jun 30, 2011
—
Andrea R Cortes
Cortes,gerardo O
Quit Claim Deed
related
$238,639 · Santa Cruz Community Cu
Apr 22, 2008
—
Gerardo O Cortes
Cortes,andrea R
Quit Claim Deed
—
Apr 21, 2008
—
Andrea R Cortes
Cortes,gerardo O & Andrea R
Quit Claim Deed
$220,000 · Santa Cruz Community Cu
Apr 6, 2007
—
Gerardo O Cortes
Cortes,gerardo O & Andrea R
Quit Claim Deed
—
Apr 5, 2007
—
Gerardo O Cortes
Gerardo O Cortes & Andrea Cort
Quit Claim Deed
$216,549 · Santa Cruz County Bank
Dec 15, 2004
—
Gerardo O Cortes
Cortes,gerardo O & Andrea R
Quit Claim Deed
related
—
Sep 8, 2003
$400,000
Gerado O Cortes
Groner,tr
Grant Deed
$200,000 · M Lewis INC
—
—
Gerardo O Cortes
—
Deed Of Trust
related
$223,000 · 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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