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Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Grocery and convenience stores
2202 Lk Ave, Watsonville, CA 95076-2327
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1167109
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1952
Construction
WOOD
Total area
4,000 SF
Lot
1.97 ac (85,944 SF)
Zoning code
C-1
APN
051-191-17
UPID
US09-1167109
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
-
FARMERS MARKET Specialty Food Shop Supermarket
-
U-Haul Neighborhood Dealer Car Rental Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.99M
CAP Approach
CAP
$2.47M
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.99M
Owner & transaction history
Fares Shuaibi · 1 yrs held
Fares Shuaibi
since 2025
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
C-1 · Watsonville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+16.9%
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
$1,955,000
ML approach
$1,990,000
CAP Approach
CAP Return
Estimation
6%
$2,670,000
6.5%
$2,465,000
7%
$2,285,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,145,000
Current use
COMMERCIAL (GENERAL)
$2,505,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$2,075,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10% · vs last sale $2.00M (Feb 11 2025)
Last sale anchor
$2.00M
Feb 11 2025
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
$496 / 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
$11,295
Tax year 2024
Assessed value
$554,353
Assessed 2024
Previous assessed
$554,353
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$329,360
Assessed improvement
$224,993
Applied tax rate
69.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1952
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
4,000 SF
Lot
1.97 ac (85,944 SF)
Zoning code
C-1
APN
051-191-17
UPID
US09-1167109
Jurisdiction
SANTA CRUZ
Zoning & alternative use
C-1 · Watsonville, CA
Zoning C-1 · permitted uses
C-1 · Watsonville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watsonville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1952
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
1.97 ac
Current owner
From public records · entity-resolved
Fares Shuaibi
Individual
Mailing address
8200 KERN AVE APT J206, GILROY, CA 95020-4085
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2025
—
Fares Shuaibi
Ebtesam Qasm
Deed
related
—
Feb 11, 2025
$2,000,000
Ali Saleh Shaibi
Randy J Moreno
Grant Deed
$1,100,000 · Socotra Capital INC
Mar 7, 2024
—
Randy J Moreno
—
Deed
related
$1,300,000 · Cdf Parkway LLC
Aug 16, 2022
—
Randy J Moreno
Randy J Moreno
Intrafamily Transfer
related
$1,190,000 · Nubridge Commercial Lending LLC
Oct 23, 2017
—
Randy Moreno
—
Deed
related
$1,050,000 · Dodson Jerome L Trust (rt)
Feb 7, 2006
—
Randy Moreno
—
Trustees Deed
related
$100,000 · Julie A Soto
Jan 12, 2000
—
Randy Moreno
Moreno,kirsten
Quit Claim Deed
related
$350,000 · Summit National Bank
Sep 1, 1999
—
Randy Moreno
Moreno,randy J
Quit Claim Deed
related
$260,000 · Moreno Trust
May 8, 1995
—
Randy J Moreno
Moreno,kirsten
Quit Claim Deed
related
—
May 8, 1995
$275,000
Moreno,randy J
Formica,vito & Shirley
Trustees Deed
$150,000 · Individual
Aug 22, 1994
$121,235
Vito Formica
Sanchez,salvador
Trustees Deed
—
—
—
Randy Moreno
—
Deed Of Trust
related
$1,050,000 · Dodson Jerome L Trust (rt)
—
—
Randy Moreno
—
Deed Of Trust
related
$1,000,000 · Little Trust (pt)
—
—
Randy Moreno
—
Deed Of Trust
related
$750,000 · United Commercial Bank
—
—
Randy Moreno
—
Deed Of Trust
related
$100,000 · Soto Joe & Betty Trust
—
—
Salvador J Sanchez
—
Deed Of Trust
related
$85,000 · Individual
—
—
Salvador J Sanchez
—
Deed Of Trust
related
$125,000 · Beneficial California INC
—
—
Randy Moreno
—
Deed Of Trust
related
$700,000 · Robert T & Mara B Perkins
—
—
Randy J Moreno
—
Deed Of Trust
related
$250,000 · Richard W Orser Trustee
—
—
Randy Moreno
—
Deed Of Trust
related
$300,000 · Soto Joe & Betty Trust
—
—
Randy A Moreno
—
Deed Of Trust
related
$171,802 · Individual
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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