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Property profile & analytics
OFF-MARKET
Estimated value
$1,645,000
Industrial land
176 Bch St, Watsonville, CA 95076-4506
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2357131
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Lot
0.3 ac (13,155 SF)
APN
017-011-31
UPID
US09-2357131
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
$1.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.65M
Owner & transaction history
Amarjit S Tut · 5 yrs held
Amarjit S Tut
since 2021
Last sale
$1.5M
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
$1,825,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.65M
Range $1.48M – $1.81M · ±10% · vs last sale $1.50M (Mar 24 2021)
Last sale anchor
$1.50M
Mar 24 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
—
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
$864
Tax year 2024
Assessed value
$70,765
Assessed 2024
Previous assessed
$70,765
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$70,765
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Heating
NONE
Lot
0.3 ac (13,155 SF)
APN
017-011-31
UPID
US09-2357131
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
Building & site characteristics
From public records
Heating
NONE
Lot
0.3 ac
Current owner
From public records · entity-resolved
Amarjit S Tut
Individual
Mailing address
144 W LK AVE, WATSONVILLE, CA 95076-4573
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
—
Amarjit S Tut
—
Deed
related
$1,250,000 · Baysierra Capital Fund LLC
Mar 24, 2021
—
Amarjit S Tut
Amarjit S Tut
Intrafamily Transfer
related
$500,000 · Dushyant Bhojak
Mar 2, 2020
$1,500,000
Tut,brothers Family Trust
Blue River Farms LLC
Grant Deed
—
Oct 23, 2019
$1,500,000
Blue River Farms LLC
West Coast Pacific LLC
Grant Deed
—
Oct 7, 2019
$1,500,000
West Coast Pacific LLC
Blue River Farms LLC
Grant Deed
—
Sep 1, 2017
—
Leonard Detrick
Detrick,sally H
Affidavit Of Death
related
$1,200,000 · Theresa A O Callaghan Trust
Mar 23, 2005
—
Blue River Farms LLC
Southern Valley Ranches LLC
Grant Deed
—
Sep 19, 2001
—
Southern Valley Ranches LLC
Tut,amarjit S & Kuldip K
Grant Deed
related
—
Dec 27, 1991
$600,000
Mcvey,michael T
California,nevad
Trustees Deed
$550,000 · Seller
Jul 12, 1990
$700,000
Nevada Hawai Cal
Johnson,minnie M
Grant Deed
—
—
—
Blue River Farms LLC
—
Deed Of Trust
related
$1,500,000 · State Bank Of India
—
—
Blue River Farms LLC
—
Deed Of Trust
related
$1,300,000 · State Bank Of India
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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