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Property profile & analytics
OFF-MARKET
Estimated value
$6,100,000
Assisted living facilities
2177 17th Ave, Santa Cruz, CA 95062-1809
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-0025066
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1966
Construction
WOOD
Total area
13,610 SF
Lot
0.75 ac (32,626 SF)
Zoning code
R-1-6
APN
026-123-19
UPID
US09-0025066
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
-
Paradise Assisted Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.10M
Owner & transaction history
Kai Santa Cruz LLC · 4 yrs held
Kai Santa Cruz LLC
since 2021
Last sale
$5.8M
7 recorded transactions
Zoning & alternative use
R-1-6 · Santa Cruz, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+91.5%
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
$6,345,000
ML approach
$6,450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,925,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$6.10M
Range $5.49M – $6.71M · ±10% · vs last sale $5.80M (Aug 9 2021)
Last sale anchor
$5.80M
Aug 9 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
$448 / 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
$81,462
Tax year 2024
Assessed value
$6,034,320
Assessed 2024
Previous assessed
$6,034,320
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$3,329,280
Assessed improvement
$2,705,040
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1966
Construction
WOOD
Heating
NONE
Total area
13,610 SF
Lot
0.75 ac (32,626 SF)
Zoning code
R-1-6
APN
026-123-19
UPID
US09-0025066
Jurisdiction
SANTA CRUZ
Zoning & alternative use
R-1-6 · Santa Cruz, CA
Zoning R-1-6 · permitted uses
R-1-6 · Santa Cruz, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Cruz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.9M
RESTAURANT
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
1966
Construction
WOOD
Heating
NONE
Lot
0.75 ac
Current owner
From public records · entity-resolved
Kai Santa Cruz LLC
Entity
Mailing address
2177 17TH AVE, SANTA CRUZ, CA 95062-1809
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2025
—
Kai Santa Cruz LLC
—
Deed
related
$2,305,000 · West Coast Community Bank
Aug 9, 2021
$5,800,000
Kai Santa Cruz LLC
Castlerock Group LLC
Grant Deed
$4,650,000 · Velocitysba LLC
Jan 18, 2018
—
Castlerock Group LLC
—
Deed
related
$4,300,000 · Mountain America FCU
May 12, 2017
—
Castlerock Group LLC
Mutnick,steve
Quit Claim Deed
$4,200,000 · Private Individual
Dec 11, 2015
$3,856,000
Steve Mutnick
Dela Cruz,gina
Grant Deed
$3,856,000 · Gina Dela Cruz
Jul 25, 2006
$5,200,000
Dalyung Pak
Beeson Family 1992 Trust
Grant Deed
$2,680,000 · Hanmi Bank
—
—
Dalyung Pak
—
Deed Of Trust
related
$1,928,000 · Cdc Small Business Finance Co
—
—
Beeson,tr
—
Deed Of Trust
related
$3,500,000 · Liberty 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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