Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail residential properties
114 Un Stb Watsonville, CA 95076-5008
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2235706
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1947
Construction
TILT-UP CONCRETE
Total area
871 SF
Lot
0.17 ac (7,579 SF)
APN
017-192-31
UPID
US09-2235706
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
$785k
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$781k
Blend (final)
Blend
$685k
Owner & transaction history
Reed Geisreiter · 4 yrs held
Reed Geisreiter
since 2021
Last sale
$637,500
3 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 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
$775,000
ML approach
$785,000
CAP Approach
CAP Return
Estimation
6%
$520,000
6.5%
$480,000
7%
$445,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$545,000
Current use
RETAIL STORES
$465,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$450,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$685k
Range $617k – $754k · ±10% · vs last sale $638k (Nov 23 2021)
Last sale anchor
$638k
Nov 23 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
$786 / 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
$8,374
Tax year 2024
Assessed value
$663,255
Assessed 2024
Previous assessed
$663,255
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$390,150
Assessed improvement
$273,105
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Rooms
6
Bathrooms
1
Total area
871 SF
Lot
0.17 ac (7,579 SF)
APN
017-192-31
UPID
US09-2235706
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
$545,000
RETAIL STORES
Est. value
$465,000
MEDICAL BUILDING
Est. value
$450,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Rooms
6
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Reed Geisreiter
Individual
Free & Clear · 4 yrs held
Mailing address
120 13TH AVE, SANTA CRUZ, CA 95062-4830
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$637,500
Reed Geisreiter
Duane Murakami
Grant Deed
—
Jan 25, 2021
—
Murakami,cary S 1996 Trust
Cary Murakami
Quit Claim Deed
related
—
Jun 30, 2020
—
Murakami 1986 Trust
Murakami 1986 Trust
Quit Claim Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 114 Un Stb?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
