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Property profile & analytics
OFF-MARKET
Estimated value
$10,400,000
Hotels
1620 Bch St Watsonville, CA 95076-5110
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-3240853
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1999
Construction
WOOD
Total area
41,031 SF
Lot
2.5 ac (108,900 SF)
APN
018-303-07
UPID
US10-3240853
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
-
Red Roof Inn Hotel & Motel
-
ATM Atm
-
Rodeway Inn Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.40M
CAP Approach
CAP
$13.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.40M
Owner & transaction history
Janus Of Santa Cruz
Janus Of Santa Cruz
since 2026
Last sale
$9.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.6M
+99.6%
Auto repair, garage
$7.1M
+86.1%
Office building
$7.0M
+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
$11,805,000
ML approach
$10,395,000
CAP Approach
CAP Return
Estimation
6%
$14,455,000
6.5%
$13,340,000
7%
$12,390,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,645,000
Change: +100% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,125,000
Change: +86% · Conversion: Difficult
OFFICE BUILDING
$7,030,000
Change: +84% · Conversion: Difficult
RESTAURANT
$6,835,000
Change: +78% · Conversion: Difficult
MEDICAL BUILDING
$6,580,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$10.40M
Range $9.36M – $11.44M · ±10% · vs last sale $9.70M (Apr 14 2021)
Last sale anchor
$9.70M
Apr 14 2021
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
$253 / 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
$125,503
Tax year 2024
Assessed value
$10,293,718
Assessed 2024
Previous assessed
$10,293,718
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,690,916
Assessed improvement
$3,602,802
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Stories
3
Units
95
Total area
41,031 SF
Lot
2.5 ac (108,900 SF)
APN
018-303-07
UPID
US10-3240853
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)
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$7.1M
OFFICE BUILDING
Est. value
$7.0M
RESTAURANT
Est. value
$6.8M
MEDICAL BUILDING
Est. value
$6.6M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RESTAURANT
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
1999
Construction
WOOD
Heating
NONE
Stories
3
Units
95
Lot
2.5 ac
Current owner
From public records · entity-resolved
Janus Of Santa Cruz
Individual
Mailing address
13651 CAMPUS DR, OAKLAND, CA 94605-3876
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2026
$15,000,000
Janus Of Santa Cruz
Regency Hospitality LLC
Grant Deed
$44,493,216 · Department Of Health Care Services
Apr 14, 2021
$9,700,000
Regency Hospitality LLC
Watsonville Lodging Group LLC
Grant Deed
$500,000 · Watsonville Lodging Group LLC
Jan 24, 2020
$8,200,000
Watsonville Lodging Group LLC
Santa Cruz Beach Inn INC
Grant Deed
$400,000 · Community Bk/the Bay
Mar 30, 2016
$657,645
Santa Cruz Beach Inn INC
Cj Investment Services INC|t J LLC
Trustees Deed
related
—
Jan 8, 2009
$7,700,000
Santa Cruz Beach Inn
Equus Watsonville LLC
Grant Deed
—
Feb 10, 1998
$125,000
Equus-watsonville LLC
Balazs Trust
Trustees Deed
—
Feb 10, 1998
$800,000
Equus-watsonville LLC
Redevelopment Agency Watsonvil
Grant Deed
$3,753,480 · Heritage Bank Of Commerce
Feb 10, 1998
—
Redevelopment Agency Watsonvil
Ri Limited
Trustees Deed
related
—
—
—
Ri Limited
—
Deed Of Trust
related
$425,000 · Redevelopment Agency Watsonvil
—
—
Ri Limited
—
Deed Of Trust
related
$284,000 · Watsonville City (ca)
—
—
Equus Watsonville LLC
—
Deed Of Trust
related
$4,000,000 · Santa Cruz County Bank
—
—
Equus Watsonville LLC
—
Deed Of Trust
related
$100,000 · Santa Cruz County Bank
—
—
Equus Watsonville LLC
—
Deed Of Trust
related
$200,000 · Santa Cruz County Bank
—
—
Equus-watsonville LLC
—
Deed Of Trust
related
$1,235,000 · Heritage Bank Of Commerce
—
—
Ri Ltd
—
Deed Of Trust
related
$158,000 · Pacific National 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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