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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Retail space
1129 Soquel Ave Santa Cruz, CA 95062-2105
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2024237
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
WOOD
Total area
1,555 SF
Lot
0.3 ac (13,024 SF)
APN
010-042-15
UPID
US09-2024237
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
-
Amber Moon Boutique Clothing & Fashion Store
-
Rama Crystals (Bike/Boat/Book/etc) Store
-
Tipsy Gypsy Boutique Clothing Store
-
La Vita In Velvet (Bike/Boat/Book/etc) Store
-
Midtown Creative Studio by Alicia Telfer (Bike/Boat/Book/etc) Store Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.99M
CAP Approach
CAP
$960k
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.49M
Owner & transaction history
Jason Hinds · 3 yrs held
Jason Hinds
since 2023
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$975,000
+25.0%
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 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
$1,800,000
ML approach
$1,985,000
CAP Approach
CAP Return
Estimation
6%
$1,035,000
6.5%
$960,000
7%
$890,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$975,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10% · vs last sale $1.40M (Apr 20 2023)
Last sale anchor
$1.40M
Apr 20 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
$955 / 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
$12,357
Tax year 2024
Assessed value
$1,080,938
Assessed 2024
Previous assessed
$1,080,938
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$904,574
Assessed improvement
$176,364
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Construction
WOOD
Heating
NONE
Units
1
Total area
1,555 SF
Lot
0.3 ac (13,024 SF)
APN
010-042-15
UPID
US09-2024237
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
$975,000
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
1920
Construction
WOOD
Heating
NONE
Units
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Jason Hinds
Individual
Mailing address
1862 ENCINA DR, SANTA CRUZ, CA 95062-1908
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2023
$1,400,000
Jason Hinds
Geroge L Delgado
Grant Deed
$300,000 · Santa Cruz County Bank
Apr 20, 2023
—
Jason Hinds
Yusnidar Buulolo Hinds
Intrafamily Transfer
related
—
Mar 15, 2017
$950,000
George L Delgado
Panattoni Cheryl E Trust
Grant Deed
$750,000 · Private Individual
Nov 18, 2015
—
Panattoni,cheryl E Trust
Panattoni,cheryl E
Quit Claim Deed
related
—
Feb 7, 2008
—
Cheryl Panattoni
Canepa A J & L M Trust
Grant Deed
related
—
Sep 12, 2007
—
Canepa A J & L M Living Trust
Harbor Properties
Grant Deed
—
Apr 13, 2007
—
Cheryl Panattoni
Harbor Ptshp
Grant Deed
—
—
—
Cheryl Panattoni
—
Deed Of Trust
related
$175,000 · Bank Of Agriculture & Commerce
—
—
Cheryl Panattoni
—
Deed Of Trust
related
—
—
—
Cheryl Panattoni
—
Deed Of Trust
related
$250,000 · Howard Living Trust
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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