New search
Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Community centers
1077 Grn Vly Rd, Watsonville, CA 95076-4164
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2403439
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1990
Construction
WOOD
Total area
5,988 SF
Lot
5.57 ac (242,760 SF)
APN
018-281-32
UPID
US09-2403439
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
-
Launderland Coin-Op (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$770k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$534k
Blend (final)
Blend
$655k
Owner & transaction history
Pajaro Hills Retail LLC · 23 yrs held
Pajaro Hills Retail LLC
since 2003
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+224.4%
Office building
$1.0M
+220.0%
Restaurant
$995,000
+211.0%
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
by Request
ML approach
$770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,040,000
Change: +224% · Conversion: Difficult
OFFICE BUILDING
$1,025,000
Change: +220% · Conversion: Moderate
RESTAURANT
$995,000
Change: +211% · Conversion: Difficult
MEDICAL BUILDING
$960,000
Change: +199% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$900,000
Change: +181% · Conversion: Difficult
RETAIL STORES
$685,000
Change: +114% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$109 / 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
$151,242
Tax year 2024
Assessed value
$12,778,641
Assessed 2024
Previous assessed
$12,778,641
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$3,921,263
Assessed improvement
$8,857,378
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,988 SF
Lot
5.57 ac (242,760 SF)
APN
018-281-32
UPID
US09-2403439
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
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
RESTAURANT
Est. value
$995,000
MEDICAL BUILDING
Est. value
$960,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$900,000
RETAIL STORES
Est. value
$685,000
AUTO REPAIR, GARAGE
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Lot
5.57 ac
Current owner
From public records · entity-resolved
Pajaro Hills Retail LLC
Entity
Mailing address
4 EMBARCADERO CTR STE #3620, SAN FRANCISCO, CA 94111-4112
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2018
—
Pajaro Hills Retail LLC
—
Deed
related
$10,000,000 · Citibank NA
Feb 14, 2003
—
Pajaro Hills Retail LLC
Pajaro Hills Retail LLC
Quit Claim Deed
related
—
Feb 2, 1993
—
Foodmaker
—
Deed Of Trust
related
—
Jun 29, 1989
—
Paul Tarigo Asso
Paul,jay
Quit Claim Deed
related
—
Jan 12, 1989
$1,410,000
Jay Paul
Sanjaylyn Co
Grant Deed
$5,980,000 · Sanwa Bank California
—
—
Paul-tarigo Assoc
—
Deed Of Trust
related
$6,400,000 · Key Bank NA
—
—
Pajaro Hills Retail LLC
—
Deed Of Trust
related
$9,500,000 · Union Bank
—
—
Harol Cartwright
—
Deed Of Trust
related
$60,000 · Individual
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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