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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Warehouses
2551 Rodeo Gulch Rd Ste 3, Soquel, CA 95073-2057
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2416122
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
TILT-UP CONCRETE
Total area
1,000 SF
Lot
0.02 ac (1,002 SF)
Zoning code
C-4
APN
030-171-26
UPID
US09-2416122
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$780k
Owner & transaction history
Robert R Rittenhouse JR · 3 yrs held
Robert R Rittenhouse JR
since 2023
Last sale
$780,000
5 recorded transactions
Zoning & alternative use
C-4 · Soquel, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$625,000
+80.1%
Retail stores
$535,000
+54.1%
Medical building
$520,000
+49.3%
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 Soquel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Soquel 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
$955,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$625,000
Change: +80% · Conversion: Difficult
RETAIL STORES
$535,000
Change: +54% · Conversion: Moderate
MEDICAL BUILDING
$520,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $780k (Jan 25 2023)
Last sale anchor
$780k
Jan 25 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
$780 / 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
$5,200
Tax year 2024
Assessed value
$387,028
Assessed 2024
Previous assessed
$387,028
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$193,514
Assessed improvement
$193,514
Applied tax rate
96.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
1,000 SF
Lot
0.02 ac (1,002 SF)
Zoning code
C-4
APN
030-171-26
UPID
US09-2416122
Jurisdiction
SANTA CRUZ
Zoning & alternative use
C-4 · Soquel, CA
Zoning C-4 · permitted uses
C-4 · Soquel, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Soquel. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$625,000
RETAIL STORES
Est. value
$535,000
MEDICAL BUILDING
Est. value
$520,000
COMMERCIAL (GENERAL)
RETAIL STORES
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
0.02 ac
Current owner
From public records · entity-resolved
Robert R Rittenhouse JR
Individual
Free & Clear · 3 yrs held
Mailing address
212 HBR DR, SANTA CRUZ, CA 95062-3442
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
Jan 25, 2023
$780,000
Robert R Rittenhouse JR
David Andrew Olson
Grant Deed
—
Sep 14, 2022
$744,000
David Andrew Olson
Coast 1031 Exchange INC
Grant Deed
$420,000 · Santa Cruz County Bank
Sep 12, 2019
—
Carolyn D Dugger
Ferrari Joanne
Quit Claim Deed
related
—
Jun 5, 1991
$280,000
Starker Services
Pounds,jack B
Grant Deed
$63,500 · Seller
Jun 7, 1989
$170,000
Pounds Jack B
Gavilan,investme
Grant Deed
$100,000
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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