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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Hotels
1258 San Andreas Rd Watsonville, CA 95076-9637
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1411669
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1998
Construction
WOOD
Total area
3,657 SF
Lot
1.29 ac (56,410 SF)
Zoning code
RA-L
APN
046-062-07
UPID
US09-1411669
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
-
Flora Vista Inn Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$618k
Blend (final)
Blend
$565k
Owner & transaction history
Rashmikant K Patel · 7 yrs held
Rashmikant K Patel
since 2018
7 recorded transactions
Zoning & alternative use
RA-L · Watsonville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$680,000
+99.6%
Auto repair, garage
$635,000
+86.1%
Office building
$625,000
+83.6%
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
by Request
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$340,000
Current use
COMMERCIAL (GENERAL)
$680,000
Change: +100% · Conversion: Difficult
AUTO REPAIR, GARAGE
$635,000
Change: +86% · Conversion: Difficult
OFFICE BUILDING
$625,000
Change: +84% · Conversion: Difficult
MEDICAL BUILDING
$585,000
Change: +72% · Conversion: Difficult
RETAIL STORES
$420,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±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
$154 / 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
$26,496
Tax year 2024
Assessed value
$2,406,021
Assessed 2024
Previous assessed
$2,406,021
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,093,646
Assessed improvement
$1,312,375
Applied tax rate
69.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
YES
Units
1
Rooms
12
Bathrooms
6
Total area
3,657 SF
Lot
1.29 ac (56,410 SF)
Zoning code
RA-L
APN
046-062-07
UPID
US09-1411669
Jurisdiction
SANTA CRUZ
Zoning & alternative use
RA-L · Watsonville, CA
Zoning RA-L · permitted uses
RA-L · Watsonville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watsonville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$340,000
COMMERCIAL (GENERAL)
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$635,000
OFFICE BUILDING
Est. value
$625,000
MEDICAL BUILDING
Est. value
$585,000
RETAIL STORES
Est. value
$420,000
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1998
Construction
WOOD
Heating
YES
Units
1
Rooms
12
Bathrooms
6
Lot
1.29 ac
Current owner
From public records · entity-resolved
Rashmikant K Patel
Individual
Mailing address
525 OCEAN ST, SANTA CRUZ, CA 95060-6601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2019
—
Rasmikant K Patel
—
Deed
related
$1,600,000 · Santa Cruz County Bank
Dec 21, 2018
$2,200,000
Rashmikant K Patel
Boos,edward D & Deanna
Grant Deed
$1,600,000 · Hiss J M & Katz1998 F Tr (pt)
Jul 27, 2006
$1,500,000
Edward D Boos
Russell B Ford
Grant Deed
$975,000 · Suntrust Mortgage INC
Jul 1, 2004
$1,170,000
Russell B Ford
Vanhorn,susan G
Grant Deed
$936,000 · Countrywide Home Loans INC
Mar 7, 2003
$20,000
Susan G Van Horn
Van Horn,tr
Grant Deed
related
—
May 16, 2001
—
Van Horn Trust
Denny,brian W & Sysab G
Grant Deed
related
—
May 15, 2001
—
Brian W Denny
Van Horn Trust
Grant Deed
related
$150,000 · Bay FCU
Jul 19, 1999
—
Van Horn Trust
Denny,susan G & Brian W
Grant Deed
related
—
Jan 29, 1997
$168,000
Susan G Van Horn
Darling,darrel
Grant Deed
$700,000 · Coast Commercial Bank
Mar 20, 1992
$114,000
Darrell Darling
Delaney,larry W
Grant Deed
$113,000 · Seller
—
—
Van Horn Trust
—
Deed Of Trust
related
$29,160 · Bay FCU
—
—
Russell B Ford
—
Deed Of Trust
related
$819,000 · Provident Cu
—
—
Van Horn,tr
—
Deed Of Trust
related
$227,800 · James H & Joyce B Van Horn
—
—
Susan G Van Horn
—
Deed Of Trust
related
$32,800 · Us Small Business Admn
—
—
Russell B Ford
—
Deed Of Trust
related
$100,000 · Charles Schwab Bank NA
—
—
Darrell Darling
—
Deed Of Trust
related
$6,000 · Individual
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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