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Property profile & analytics
OFF-MARKET
Estimated value
$2,305,000
Retail residential properties
1319 Pacific Ave Santa Cruz, CA 95060-3909
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2946273
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1974
Construction
TILT-UP CONCRETE
Total area
4,011 SF
Lot
0.04 ac (1,525 SF)
APN
005-076-13
UPID
US10-2946273
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
-
Pretty Good Advice Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.21M
Comparable Approach
Comparable
$2.96M
Blend (final)
Blend
$2.31M
Owner & transaction history
Santa Cruz Beach LLC · 6 yrs held
Santa Cruz Beach LLC
since 2019
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%
$2,390,000
6.5%
$2,205,000
7%
$2,050,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,585,000
Current use
RETAIL STORES
$2,385,000
Change: -8% · Conversion: Easy
MEDICAL BUILDING
$2,080,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$2.31M
Range $2.07M – $2.54M · ±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
$575 / 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
$15,091
Tax year 2024
Assessed value
$1,331,377
Assessed 2024
Previous assessed
$1,331,377
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$857,762
Assessed improvement
$473,615
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Total area
4,011 SF
Lot
0.04 ac (1,525 SF)
APN
005-076-13
UPID
US10-2946273
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
$2.6M
RETAIL STORES
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.1M
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
1974
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
3
Lot
0.04 ac
Current owner
From public records · entity-resolved
Santa Cruz Beach LLC
Entity
Mailing address
347 SPRECKELS DR, APTOS, CA 95003-3923
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2019
$1,242,000
Santa Cruz Beach LLC
Forgey Building Partnership
Grant Deed
$600,000 · Santa Cruz County Bank
Aug 16, 2007
—
Building Ptshp Forgey
Likins 1981 Trust
Grant Deed
$625,000 · First Republic Bank
Aug 23, 2004
$40,000
Likins Kurt & Melanie Trust
Likins,michael E
Grant Deed
related
—
May 28, 2004
—
Likins,tr
Likins,tr
Quit Claim Deed
related
$500,000 · Santa Cruz County Bank
Apr 23, 2004
—
Lora Woods
Likins,tr
Grant Deed
related
—
Jul 30, 2003
—
Lora L Wood
Likins,tr
Grant Deed
related
—
Jul 10, 2002
—
Likins Trust
Likins,kurt R
Quit Claim Deed
related
—
Apr 5, 2002
—
Lora Likins
Likins,peter W & Patricia R
Quit Claim Deed
related
—
Feb 2, 2001
—
Lora Likins
Likins,peter W & Patricia R
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.
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