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Property profile & analytics
OFF-MARKET
Estimated value
$40,010,000
Office buildings
294 Grn Vly Rd 211 Watsonville, CA 95076-1300
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US10-1992868
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Construction
CONCRETE
Total area
134,422 SF
Lot
7.79 ac (339,332 SF)
APN
019-861-24
UPID
US10-1992868
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
-
Migrant Head Start High School Daycare Center
-
Pajaro Valley Unified School District School District Office School
-
Fugro Geo Consulting Inc Business Management Consultant
-
Pajaro Valley Education Foundation (PVEF) Charitable Organization
-
Pacific Coast Charter School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.01M
Owner & transaction history
Pajaro Vly Unified Sch Distric · 7 yrs held
Pajaro Vly Unified Sch Distric
since 2019
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$56,980,000
Current use
AUTO REPAIR, GARAGE
$53,780,000
Change: -6% · Conversion: Difficult
WAREHOUSE, STORAGE
$46,755,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$40.01M
Range $36.01M – $44.01M · ±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
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1968
Construction
CONCRETE
Heating
NONE
Stories
4
Total area
134,422 SF
Lot
7.79 ac (339,332 SF)
APN
019-861-24
UPID
US10-1992868
Jurisdiction
SANTA CRUZ
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
$57.0M
AUTO REPAIR, GARAGE
Est. value
$53.8M
WAREHOUSE, STORAGE
Est. value
$46.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1968
Construction
CONCRETE
Heating
NONE
Stories
4
Lot
7.79 ac
Current owner
From public records · entity-resolved
Pajaro Vly Unified Sch Distric
Individual
Mailing address
294 GRN VLY RD, WATSONVILLE, CA 95076-1300
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2019
—
Pajaro Vly Unified Sch Distric
Watsonville Towers LLC
Quit Claim Deed
—
Mar 14, 2019
—
Deanna Towers LLC
Watsonville Towers LLC
Quit Claim Deed
—
Oct 30, 2013
—
Watsonville Towers LLC
Towers LLC
Quit Claim Deed
—
Oct 24, 2003
—
Towers LLC
Towers LLC
Quit Claim Deed
related
$4,975,000 · Wells Fargo Bank
—
—
Towers LLC
—
Deed Of Trust
related
$457,610 · Individual
—
—
Towers LLC
—
Deed Of Trust
related
$4,200,000 · 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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