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Property profile & analytics
FOR SALE
Retail properties & Spaces
133 Hughes Rd Watsonville, CA 95076
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US10-2277512
For Sale
1 / 6
Contact for pricing
133 Hughes Rd, Watsonville, CA 95076
View Listing →
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Lot
32.81 ac (1,429,421 SF)
Zoning code
CA
APN
110-051-07
UPID
US10-2277512
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pajarosa California · 8 yrs held
Pajarosa California
since 2018
7 recorded transactions
Zoning & alternative use
CA · Watsonville, CA
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$65,173
Tax year 2024
Assessed value
$5,395,016
Assessed 2024
Previous assessed
$5,395,016
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,791,369
Assessed improvement
$3,603,647
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
For Sale
Heating
NONE
Lot
32.81 ac (1,429,421 SF)
Zoning code
CA
APN
110-051-07
UPID
US10-2277512
Jurisdiction
SANTA CRUZ
Zoning & alternative use
CA · Watsonville, CAZoning CA · permitted uses
CA · Watsonville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 14-14
Building & site characteristics
From public records
Heating
NONE
Lot
32.81 ac
Current owner
From public records · entity-resolved
Pajarosa California
Individual
Mailing address
PO BOX 684, WATSONVILLE, CA 95077-0684
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2018
—
Pajarosa California
—
Deed
related
$300,000 · American Agcredit Pca
Oct 18, 1996
—
California Pajarosa
—
Deed Of Trust
related
$1,517,000 · Pacific Coast Farm Credit Svcs
—
—
California Pajarosa
—
Deed Of Trust
related
$345,858 · American Agcredit Flca
—
—
California Pajarosa
—
Deed Of Trust
related
$151,000 · Pacific Coast Farm Credit Svcs
—
—
California Pajarosa
—
Deed Of Trust
related
$981,660 · Pacific Coast Farm Credit Svcs
—
—
Pajarosa California
—
Loan Modification
related
$300,000 · American Agcredit Pca
—
—
California Pajarosa
—
Deed Of Trust
related
$200,000 · American Agcredit Flca
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?”
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