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Property profile & analytics
OFF-MARKET
Estimated value
$4,835,000
Office buildings
108 Whispering Pnes Dr, Scotts Valley, CA 95066-4791
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2065220
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Construction
WOOD
Total area
27,293 SF
Lot
1.38 ac (60,026 SF)
APN
021-021-07
UPID
US09-2065220
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
$5.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.33M
Blend (final)
Blend
$4.84M
Owner & transaction history
Freedom Associates LLC · 4 yrs held
Freedom Associates LLC
since 2021
Last sale
$4.0M
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 Scotts Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Scotts Valley 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
$4,840,000
ML approach
$5,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.84M
Range $4.35M – $5.32M · ±10% · vs last sale $3.98M (Dec 14 2021)
Last sale anchor
$3.98M
Dec 14 2021
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
$177 / 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
$46,437
Tax year 2024
Assessed value
$4,135,590
Assessed 2024
Previous assessed
$4,135,590
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,654,236
Assessed improvement
$2,481,354
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Stories
2
Units
13
Total area
27,293 SF
Lot
1.38 ac (60,026 SF)
APN
021-021-07
UPID
US09-2065220
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
1992
Construction
WOOD
Heating
NONE
Stories
2
Units
13
Lot
1.38 ac
Current owner
From public records · entity-resolved
Freedom Associates LLC
Entity
Free & Clear · 4 yrs held
Mailing address
21 BRENNAN ST, WATSONVILLE, CA 95076-4337
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2021
$3,975,000
Freedom Associates LLC
Frank E Giuliani
Grant Deed
—
May 26, 2017
—
Lori Giuliani
Giuliani,frank
Affidavit Of Death
related
—
Nov 25, 2014
—
Giuliani,lori Trust
Patterson Giuliani Trust
Quit Claim Deed
related
—
Sep 8, 2014
—
Patterson,lori G Tr
Patterson,billy
Affidavit Of Death
related
—
Oct 15, 2013
—
Giuliani,frank E Trust
Giuliani,frank E
Quit Claim Deed
related
—
Oct 17, 2012
—
Frank E Giuliani
Giuliani Family Trust
Quit Claim Deed
related
—
Dec 12, 2011
—
Giuliani Patterson Trust
Patterson,lori G
Quit Claim Deed
related
—
Dec 4, 2006
—
Frank E Giuliani
Giuliani Family Trust
Quit Claim Deed
related
—
Oct 4, 2005
—
Giuliani Family Trust
Giuliani Family 1989 Trust
Quit Claim Deed
related
—
Aug 31, 2005
—
Frank Guiliani
Giuliani,colleen N
Affidavit Of Death
related
—
Feb 4, 2002
—
Giuliani Trust
Giuliani,frank & Colleen N
Quit Claim Deed
related
—
Jul 22, 1992
—
Frank Giuliani
Giuliani,frank
Quit Claim Deed
related
$1,900,000 · California Commerce Bank
Dec 5, 1990
—
Valley Pa Scotts
—
Grant Deed
related
$4,200,000 · Pacific Western National Bank
Aug 6, 1990
$325,000
Giuliani Frank
Crane,charles S
Grant Deed
$1,820,000 · California Commerce Bank
May 17, 1989
$560,000
Norcal,const
Iuliano,nick
Trustees Deed
—
May 17, 1989
$840,000
V,b J Investors
Iuliano,dominick
Trustees Deed
—
—
—
Valleyptn Scotts
—
Deed Of Trust
related
$4,200,000 · Pacific Western National Bank
—
—
Frank Giuliani
—
Deed Of Trust
related
$1,800,000 · Union Bank Of California
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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