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Property profile & analytics
OFF-MARKET
Retail properties & Spaces
20420 Spence Rd Salinas, CA 93908-9723
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US10-2893351
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Lot
21.26 ac (925,913 SF)
APN
137-121-022-000
UPID
US10-2893351
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
-
New Horizon Floral Big Box & Wholesale Store
-
Teens and clones Nursery in Salinas Garden Center Landscaping
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
Ryoji Onitsuka · 5 yrs held
Ryoji Onitsuka
since 2021
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 Salinas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salinas 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 2023Property tax & assessments
Tax year 2023
Tax billed
$33,801
Tax year 2023
Assessed value
$2,351,030
Assessed 2023
Previous assessed
$2,351,030
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$289,242
Assessed improvement
$2,061,788
Applied tax rate
51.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Heating
NONE
Lot
21.26 ac (925,913 SF)
APN
137-121-022-000
UPID
US10-2893351
Jurisdiction
MONTEREY
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
21.26 ac
Current owner
From public records · entity-resolved
Ryoji Onitsuka
Individual
Mailing address
20420 SPENCE RD, SALINAS, CA 93908-9723
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 25, 2023
—
Ryoji Onitsuka
—
Deed
related
$870,000 · Boger Living Trust
Jul 6, 2021
—
Ryoji Onitsuka
Ryoji Onitsuka
Intrafamily Transfer
related
—
May 24, 2021
—
Ryoji Onitsuka
—
Deed
related
$740,000 · The Leo H Boger Dds INC
Aug 31, 2017
—
Ryoji Onitsuka
—
Deed
related
$719,900 · Kevan J & Anita C Del Grande
Apr 20, 2017
—
Ryoji Onitsuka
—
Deed
related
$535,000 · Leo H & Donna M Boger
Feb 8, 2017
—
Ryoji Onitsuka
—
Deed
related
$300,000 · Essence G Williams
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$150,000 · California Coastal Rural Dev
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$300,000 · Essence G Williams
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$535,000 · Leo H & Donna M Boger
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$719,900 · Kevan J & Anita C Del Grande
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$340,000 · California Coastal Rural Dev
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$300,000 · California Coastal Rural Dev
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$275,000 · California Coastal Rural Dev
—
—
Ryoji Onitsuka
—
Deed Of Trust
related
$250,000 · Beneficial California INC
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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