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Property profile & analytics
OFF-MARKET
Estimated value
$2,030,000
Office buildings
21860 Rosehart Way, Salinas, CA 93908-9726
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-0879180
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1990
Construction
WOOD
Total area
4,558 SF
Lot
1 ac (43,560 SF)
APN
137-131-004-000
UPID
US09-0879180
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
-
Stevens Ferrone & Bailey Engineer Engineer
-
Vanguard Seed Corporation Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$2.03M
Owner & transaction history
Leobardo V Garcia · 2 yrs held
Leobardo V Garcia
since 2023
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+36.0%
Commercial (general)
$1.4M
+7.7%
Medical building
$1.4M
+5.6%
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
Method
Estimation
Statistic approach
$1,925,000
ML approach
$2,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,335,000
Current use
AUTO REPAIR, GARAGE
$1,820,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,440,000
Change: +8% · Conversion: Easy
MEDICAL BUILDING
$1,410,000
Change: +6% · Conversion: Easy
RETAIL STORES
$1,330,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$2.03M
Range $1.83M – $2.23M · ±10% · vs last sale $2.25M (Jul 14 2023)
Last sale anchor
$2.25M
Jul 14 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
$445 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$12,598
Tax year 2023
Assessed value
$1,157,704
Assessed 2023
Previous assessed
$1,157,704
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$271,633
Assessed improvement
$886,071
Applied tax rate
65.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Stories
2
Units
1
Rooms
2
Total area
4,558 SF
Lot
1 ac (43,560 SF)
APN
137-131-004-000
UPID
US09-0879180
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1990
Construction
WOOD
Heating
NONE
Stories
2
Units
1
Rooms
2
Lot
1 ac
Current owner
From public records · entity-resolved
Leobardo V Garcia
Individual
Mailing address
PO BOX 7161, SPRECKELS, CA 93962-7161
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2025
—
Leobardo V Garcia
—
Deed
related
$1,560,000 · Silver Hill Capital LLC
Jul 14, 2023
$2,250,000
Leobardo V Garcia
Luis G Gomez
Grant Deed
$1,462,500 · Mackillie INC 401k Psp
Feb 16, 2012
—
Heintzberger Family Trust
Heintzberger,victor C
Quit Claim Deed
related
—
Jan 20, 2012
—
Henson Family Trust
Henson,david C
Quit Claim Deed
related
—
Jan 6, 2012
—
Gomez Luis G Trust
Gomez,luis G
Quit Claim Deed
related
—
Aug 31, 2011
$940,000
Dave C Henson
Dean Leonard Rentals LLC
Grant Deed
—
Jun 19, 2008
—
Dean Leonard Rentals LLC
Dean Leonard Rentals LLC
Quit Claim Deed
related
$811,000 · Pacific Valley Bank
Jun 14, 2002
—
Dean Leonard Rentals LLC
Leonard,dean & Judith
Quit Claim Deed
related
—
Dec 10, 2001
$690,000
Dean Leonard
Manzoni,michael J & Gwendolyn A
Grant Deed
—
Aug 19, 1996
$750,000
Michael J Manzoni
Amaral,george F
Grant Deed
$750,000 · Seller
Sep 25, 1995
—
George F Amaral
Amaral-silva Partners
Quit Claim Deed
related
—
Jan 12, 1990
$150,000
George F Amaral
Rosehart Co
Grant Deed
—
—
—
Dean Leonard
—
Deed Of Trust
related
$352,625 · First National Bank Central Ca
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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