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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Retail properties & Spaces
242 Corralitos Rd, Watsonville, CA 95076-0531
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-5099656
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Year built
1963
Construction
WOOD
Total area
1,898 SF
Lot
51.55 ac (2,245,518 SF)
Zoning code
CA
APN
108-361-02
UPID
US09-5099656
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
-
Driscoll's Nursery Garden Center Landscaping
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$481k
Blend (final)
Blend
$565k
Owner & transaction history
Driscoll Strawberry Associates INC · 19 yrs held
Driscoll Strawberry Associates INC
since 2007
7 recorded transactions
Zoning & alternative use
CA · Watsonville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$355,000
+14.7%
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
by Request
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$355,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±10%
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
$298 / 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
$78,157
Tax year 2024
Assessed value
$7,039,204
Assessed 2024
Previous assessed
$7,039,204
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,156,802
Assessed improvement
$4,882,402
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Rooms
6
Bathrooms
2
Total area
1,898 SF
Lot
51.55 ac (2,245,518 SF)
Zoning code
CA
APN
108-361-02
UPID
US09-5099656
Jurisdiction
SANTA CRUZ
Zoning & alternative use
CA · Watsonville, CA
Zoning CA · permitted uses
CA · 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
COMMERCIAL (GENERAL)
Est. value
$355,000
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
1963
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Rooms
6
Bathrooms
2
Lot
51.55 ac
Current owner
From public records · entity-resolved
Driscoll Strawberry Associates INC
Entity
Mailing address
PO BOX 50045, WATSONVILLE, CA 95077-5045
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2017
—
Driscolls INC
—
Deed
related
—
Apr 18, 2007
$3,600,000
Driscoll Strawberry Associates INC
Edwin D Charlebois
Grant Deed
$2,340,000 · Wells Fargo Bank NA
Oct 20, 1998
$1,300,000
Edwin D Charlebois
Devor Nurseries INC
Grant Deed
$845,000 · Monterey Bay Bank
—
—
Driscoll Strawberry Associates
—
Loan Modification
related
—
—
—
Nurseries Devor
—
Deed Of Trust
related
$400,000 · Sanwa Bank California
—
—
Edwin Charlebois
—
Deed Of Trust
related
$150,000 · Union Bank Of California
—
—
Edwin D Charlebols
—
Deed Of Trust
related
$150,000 · Monterey Bay Bank
—
—
Edwin D Charlebois
—
Deed Of Trust
related
$126,000 · Monterey Bay Bank
—
—
Driscolls INC
—
Loan Modification
related
—
—
—
Nurseries De Yor
—
Deed Of Trust
related
$2,500,000 · Sanwa Bank California
—
—
Devor Nurseries INC
—
Deed Of Trust
related
—
—
—
Driscoll Strawberry Assocs INC
—
Deed Of Trust
related
—
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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