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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Super regional malls
1979 Main St, Watsonville, CA 95076-3027
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US09-0834803
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1989
Construction
WOOD
Total area
40,740 SF
Lot
4.15 ac (180,687 SF)
APN
018-281-45
UPID
US09-0834803
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
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.36M
Owner & transaction history
Crossroads Seagulls LLC · 24 yrs held
Crossroads Seagulls LLC
since 2002
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
$1,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,180,000
Current use
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±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
$33 / 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
$85,685
Tax year 2024
Assessed value
$7,177,760
Assessed 2024
Previous assessed
$7,177,760
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,520,670
Assessed improvement
$4,657,090
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
40,740 SF
Lot
4.15 ac (180,687 SF)
APN
018-281-45
UPID
US09-0834803
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1989
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
4.15 ac
Current owner
From public records · entity-resolved
Crossroads Seagulls LLC
Entity
Mailing address
PO BOX 1110, CAPITOLA, CA 95010-1110
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2018
—
Crossroads Seagulls LLC
—
Deed
related
$5,100,000 · 1st Capital Bank
Feb 12, 2002
—
Crossroads Seagulls LLC
Seigle Trust
Quit Claim Deed
related
—
Mar 25, 1999
—
James K Seigle
Seigle,shannon
Quit Claim Deed
related
—
Mar 25, 1999
$4,670,000
Seigle Trust
Watsonville Crossroads LLC
Trustees Deed
—
Jun 19, 1998
—
Watsonville Crossroads LLC
Coffee Tea & Things
Quit Claim Deed
related
—
May 20, 1998
—
Watsonville Crossroads LLC
Orlandos Fresh Meat & Deli
Quit Claim Deed
related
—
Nov 14, 1995
—
Lester Trust
Comerica Bank-california
Quit Claim Deed
related
—
May 2, 1995
—
Watsonville Crossroads LLC
Watsonville Crossroads
Quit Claim Deed
related
—
Apr 27, 1995
—
Watsonville Crossroads
Mail Boxes Etc USA #993
Quit Claim Deed
related
—
Nov 7, 1994
—
Watsonville Crossroads
Depietro,mike
Quit Claim Deed
related
—
Feb 9, 1994
—
Crossroads Watsonville
Schindler,fred &
Quit Claim Deed
related
—
Oct 4, 1993
—
Crossroads Watsonville
Bedolla,moses
Quit Claim Deed
related
—
Feb 19, 1993
—
Crossroads Watsonville
La Fogata
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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