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Property profile & analytics
OFF-MARKET
Estimated value
$4,560,000
Investment properties
1115 Pacific Ave Santa Cruz, CA 95060
Trust Owned
30-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2388475
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1992
Construction
TILT-UP CONCRETE
Total area
11,335 SF
Lot
0.18 ac (7,928 SF)
APN
005-141-13
UPID
US09-2388475
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
by Request
CAP Approach
CAP
$6.23M
Comparable Approach
Comparable
$4.68M
Blend (final)
Blend
$4.56M
Owner & transaction history
Livingston Trust · 30 yrs held
Livingston Trust
since 1996
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 Santa Cruz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Cruz 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
by Request
CAP Approach
CAP Return
Estimation
6%
$6,750,000
6.5%
$6,230,000
7%
$5,785,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,310,000
Current use
RESTAURANT
$6,800,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$6,745,000
Change: -8% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,720,000
Change: -8% · Conversion: Moderate
MEDICAL BUILDING
$5,885,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$4.56M
Range $4.10M – $5.02M · ±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
$402 / 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
$23,631
Tax year 2024
Assessed value
$2,102,658
Assessed 2024
Previous assessed
$2,102,658
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$151,424
Assessed improvement
$1,951,234
Applied tax rate
1.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
11,335 SF
Lot
0.18 ac (7,928 SF)
APN
005-141-13
UPID
US09-2388475
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) Current
Est. value
$7.3M
RESTAURANT
Est. value
$6.8M
RETAIL STORES
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$5.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
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
1992
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Livingston Trust
Trust
Free & Clear · 30 yrs held
Mailing address
4041 SOQUEL DRA306, SOQUEL, CA 95073-3105
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1996
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2020
—
Livingston,john Trust
—
Deed
related
—
Oct 28, 2019
—
Livingston,john Trust
—
Deed
related
—
Oct 27, 2017
—
John L Vingston
—
Deed
related
$750,000 · Santa Cruz County Bank
Feb 6, 1996
—
Livingston Trust
Livingston,john J
Quit Claim Deed
related
—
Nov 9, 1995
—
John J Livingston
Livingston Trust
Quit Claim Deed
related
$1,755,629 · Wells Fargo Bank
May 16, 1994
—
Livingston Trust
Livingston,john
Quit Claim Deed
related
—
May 16, 1991
—
Livingston,berni
—
Grant Deed
related
$2,100,000 · Pacific Western National Bank
Nov 29, 1988
$300,000
John Jefferson Livingston
Unknown
Grant Deed
—
—
—
Livingston,trust
—
Deed Of Trust
related
$500,000 · Us Small Business Admn
—
—
John Livingston
—
Deed Of Trust
related
$500,000 · Us Small Business Admn
—
—
Livingston,john Trust
—
Loan Modification
related
—
—
—
Livingston,john Trust
—
Loan Modification
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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