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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Retail space
21231 Clf Dr Santa Cruz, CA 95062-4837
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1207342
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1926
Construction
WOOD
Total area
1,260 SF
Lot
0.29 ac (12,676 SF)
Zoning code
C-1-L
APN
027-211-13
UPID
US09-1207342
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
-
Windmill Cafe Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.67M
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.25M
Owner & transaction history
Access Capital Holdings LP · 2 yrs held
Access Capital Holdings LP
since 2023
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
C-1-L · Santa Cruz, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$790,000
+25.0%
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 Santa Cruz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Cruz 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
$1,550,000
ML approach
$1,670,000
CAP Approach
CAP Return
Estimation
6%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$790,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.21M (Nov 6 2023)
Last sale anchor
$1.21M
Nov 6 2023
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
$992 / 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
$10,703
Tax year 2024
Assessed value
$700,224
Assessed 2024
Previous assessed
$700,224
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$434,622
Assessed improvement
$265,602
Applied tax rate
82.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1926
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
3
Bathrooms
1
Total area
1,260 SF
Lot
0.29 ac (12,676 SF)
Zoning code
C-1-L
APN
027-211-13
UPID
US09-1207342
Jurisdiction
SANTA CRUZ
Zoning & alternative use
C-1-L · Santa Cruz, CAZoning C-1-L · permitted uses
C-1-L · Santa Cruz, CA
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
$790,000
COMMERCIAL (GENERAL)
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
1926
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
3
Bathrooms
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Access Capital Holdings LP
Entity
Free & Clear · 2 yrs held
Mailing address
5424 SUNOL BLVD #10149, PLEASANTON, CA 94566-7705
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2023
$1,208,000
Access Capital Holdings LP
Garrett Akol
Grant Deed
—
Aug 16, 2012
$580,000
Danyal Akol
Akol,kemal J & Kelly A
Grant Deed
—
Jul 17, 2007
—
Kemal J Akol
Akol,kemal J
Quit Claim Deed
related
—
May 18, 2007
—
Kemal J Akol
Akol,kelly
Quit Claim Deed
—
Aug 29, 2003
$575,000
Property Amsterdam
Clark,robert L & Carol E
Grant Deed
$431,300 · Heritage Bank Of Commerce
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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