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Property profile & analytics
OFF-MARKET
Estimated value
$12,900,000
Super regional malls
1050 Grn Vly Rd, Watsonville, CA 95076-4163
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1439643
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1987
Construction
TILT-UP CONCRETE
Total area
43,672 SF
Lot
5.14 ac (223,681 SF)
APN
018-281-43
UPID
US09-1439643
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
-
Ueberrhein John E Law Firm
-
Law Office of Heidi Simonson Law Firm Child Welfare Organization
-
Law Office of Cherish Om - Criminal Defense and Family Lawyer Law Firm
-
Taylor Richard Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.90M
Owner & transaction history
Sos Investments INC · 5 yrs held
Sos Investments INC
since 2020
Last sale
$13.5M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.1M
+248.0%
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
$14,105,000
ML approach
$10,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,135,000
Change: +248% · Conversion: Easy
Blend value · Realmo final
$12.90M
Range $11.61M – $14.19M · ±10% · vs last sale $13.52M (Dec 15 2020)
Last sale anchor
$13.52M
Dec 15 2020
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
$295 / 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
$169,010
Tax year 2024
Assessed value
$14,342,871
Assessed 2024
Previous assessed
$14,342,871
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$9,216,706
Assessed improvement
$5,126,165
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
2
Total area
43,672 SF
Lot
5.14 ac (223,681 SF)
APN
018-281-43
UPID
US09-1439643
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
COMMERCIAL (GENERAL)
Est. value
$8.1M
COMMERCIAL (GENERAL)
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
1987
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
2
Lot
5.14 ac
Current owner
From public records · entity-resolved
Sos Investments INC
Entity
Mailing address
3736 FALLON RD #509, DUBLIN, CA 94568-7400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Apr 6, 2022
—
Sos Investments INC
—
Deed
related
$9,100,000 · Fremont Bank
Dec 10, 2021
—
Sos Investments INC
—
Deed
related
$9,100,000 · Fremont Bank
Apr 9, 2021
—
Sos Oil INC
—
Deed
related
$300,000 · D F Venture INC
Dec 15, 2020
$13,516,000
Sos Investments INC
South Couny Professional Park Ltd
Grant Deed
$8,000,000 · Fremont Bank
Nov 29, 2017
—
South Count Prof Pk Ltd
—
Deed
related
$2,000,000 · Santa Cruz Cnty Bk
—
—
South Count Prof Pk Ltd
—
Deed Of Trust
related
$2,000,000 · Santa Cruz Cnty Bk
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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