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Property profile & analytics
OFF-MARKET
Estimated value
$3,215,000
Apartment buildings
141 Riverside Dr B, Watsonville, CA 95076-4865
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0650796
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2005
Construction
WOOD
Total area
8,634 SF
Lot
0.45 ac (19,602 SF)
APN
017-192-23
UPID
US09-0650796
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
$3.42M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.22M
Owner & transaction history
Dct Riverside LLC · 8 yrs held
Dct Riverside LLC
since 2018
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,705,000
6.5%
$3,420,000
7%
$3,175,000
Alternative Use
Use
Estimation
RESTAURANT
$5,180,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.22M
Range $2.89M – $3.54M · ±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
$372 / 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
$37,631
Tax year 2024
Assessed value
$3,039,790
Assessed 2024
Previous assessed
$3,039,790
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,823,874
Assessed improvement
$1,215,916
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
CENTRAL
Stories
3
Units
10
Rooms
5
Bathrooms
1
Total area
8,634 SF
Lot
0.45 ac (19,602 SF)
APN
017-192-23
UPID
US09-0650796
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
RESTAURANT
Est. value
$5.2M
RESTAURANT
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
2005
Construction
WOOD
Heating
CENTRAL
Stories
3
Units
10
Rooms
5
Bathrooms
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Dct Riverside LLC
Entity
Mailing address
1400 ELWOOD DR, LOS GATOS, CA 95032-1007
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2021
—
Dct Riverside LLC
—
Deed
related
$1,805,000 · American First Cu
Feb 16, 2018
$2,725,000
Dct Riverside LLC
Ponce Family Trust
Grant Deed
—
Mar 24, 2017
—
Rogelio Q Ponce
—
Deed
related
$820,000 · California Coastal Rural Development Cor
May 4, 2016
—
Rogelio Q Ponce
—
Deed
related
$850,000 · California Coastal Rural Development Cor
Nov 5, 2007
—
Ponce Family Trust
Ponce,rogelio Q & Anna M
Quit Claim Deed
related
—
Oct 5, 2004
—
Rogelio Q Ponce
—
Trustees Deed
related
$1,715,000 · Coast Commercial Bank
Sep 26, 2002
$375,000
Rogelio Q Ponce
Morimoto,tr
Grant Deed
—
May 6, 1996
—
Morimoto Trust
Morimoto,masako S
Quit Claim Deed
related
—
Aug 18, 1995
—
Morimoto Trust
Morimoto,masako S
Quit Claim Deed
related
—
—
—
Rogelio Q Ponce
—
Deed Of Trust
related
$215,000 · Coast Commercial Bank
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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