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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Flex space
125 Hangar Way Ste 120 Watsonville, CA 95076-2492
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2287091
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2007
Construction
TILT-UP CONCRETE
Total area
2,352 SF
Lot
0.05 ac (2,134 SF)
APN
015-451-03
UPID
US10-2287091
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
$805k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$766k
Blend (final)
Blend
$800k
Owner & transaction history
Paul Chung Liang Liu · 3 yrs held
Paul Chung Liang Liu
since 2022
Last sale
$848,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+115.1%
Medical building
$1.2M
+108.4%
Office building
$995,000
+70.2%
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
$795,000
ML approach
$805,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$670,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$585,000
Current use
RETAIL STORES
$1,260,000
Change: +115% · Conversion: Moderate
MEDICAL BUILDING
$1,220,000
Change: +108% · Conversion: Difficult
OFFICE BUILDING
$995,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$940,000
Change: +61% · Conversion: Easy
WAREHOUSE, STORAGE
$820,000
Change: +40% · Conversion: Easy
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $848k (Dec 19 2022)
Last sale anchor
$848k
Dec 19 2022
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
$340 / 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
$6,245
Tax year 2024
Assessed value
$535,026
Assessed 2024
Previous assessed
$535,026
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$214,010
Assessed improvement
$321,016
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
2,352 SF
Lot
0.05 ac (2,134 SF)
APN
015-451-03
UPID
US10-2287091
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
INDUSTRIAL (GENERAL) Current
Est. value
$585,000
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$995,000
AUTO REPAIR, GARAGE
Est. value
$940,000
WAREHOUSE, STORAGE
Est. value
$820,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Paul Chung Liang Liu
Individual
Mailing address
131 DANUBE DR, APTOS, CA 95003-2806
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2022
—
Paul Chung Liang Liu
Paul Liu
Intrafamily Transfer
related
—
Aug 15, 2008
$848,000
Paul Liu
Strawberry Business Center LLC
Grant Deed
$433,000 · Zions First National Bank
Sep 28, 2007
—
Record Owner
Owner,record
Quit Claim Deed
related
—
—
—
Strawberry Business Center LLC
—
Deed Of Trust
related
$5,913,600 · Lighthouse Bank
—
—
Strawberry Business Center LLC
—
Deed Of Trust
related
$1,082,900 · Bayside Cap Ptrs Fund 1
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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