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Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Apartment buildings
105 Kearney St Watsonville, CA 95076-4221
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1182552
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1923
Construction
WOOD
Total area
988 SF
Lot
0.38 ac (16,509 SF)
APN
018-471-09
UPID
US09-1182552
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
$1.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.52M
Owner & transaction history
Paul Locatelli · 3 yrs held
Paul Locatelli
since 2023
Last sale
$1.4M
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
$1,700,000
ML approach
$1,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±10% · vs last sale $1.39M (Feb 10 2023)
Last sale anchor
$1.39M
Feb 10 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
$1,538 / 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
$19,631
Tax year 2024
Assessed value
$1,662,343
Assessed 2024
Previous assessed
$1,662,343
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,006,155
Assessed improvement
$656,188
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1923
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Units
1
Rooms
5
Bathrooms
1
Total area
988 SF
Lot
0.38 ac (16,509 SF)
APN
018-471-09
UPID
US09-1182552
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
Year built
1923
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Units
1
Rooms
5
Bathrooms
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Paul Locatelli
Individual
Mailing address
105 KEARNEY ST, WATSONVILLE, CA 95076-4221
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Oct 4, 2023
—
Paul Locatelli
—
Deed
related
$1,500,000 · Courtney Hull
Sep 29, 2023
—
Paul Locatelli
—
Deed
related
$300,000 · Courtney Hull
Feb 10, 2023
$1,390,000
Paul Locatelli
Ann Kristina Niebling Corley
Grant Deed
$1,200,000 · Courtney Hull
Aug 28, 2019
—
Corley,ann Separate Prop Trust
Davis Family Trust
Quit Claim Deed
related
—
Aug 7, 2019
—
Davis Family Trust
Davis,mildred
Affidavit Of Death
related
—
Aug 10, 2006
—
Davis Family Trust B
Davis Family Trust
Quit Claim Deed
related
—
Aug 9, 2006
—
Mildred A Davis
Davis,george W
Affidavit Of Death
related
—
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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