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Property profile & analytics
OFF-MARKET
Estimated value
$12,700,000
Assisted living facilities
2990 Soquel Ave, Santa Cruz, CA 95062-1412
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1177309
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
WOOD
Total area
29,737 SF
Lot
1.36 ac (59,459 SF)
Zoning code
PA
APN
026-042-02
UPID
US09-1177309
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
-
Santa Cruz Skilled Nursing Center Nursing Home
-
ONR Medical Clinic
-
Hearts & Hands Post Acute Care & Rehab Center Rehabilitation Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.70M
Owner & transaction history
Sher E Punjab INC · 5 yrs held
Sher E Punjab INC
since 2020
Last sale
$12.8M
7 recorded transactions
Zoning & alternative use
PA · Santa Cruz, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.6M
+91.5%
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 Santa Cruz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Cruz 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
$12,595,000
ML approach
$9,235,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,575,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$12.70M
Range $11.43M – $13.97M · ±10% · vs last sale $12.75M (Sep 21 2020)
Last sale anchor
$12.75M
Sep 21 2020
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
$427 / 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
$112,602
Tax year 2024
Assessed value
$7,600,137
Assessed 2024
Previous assessed
$7,600,137
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$2,759,141
Assessed improvement
$4,840,996
Applied tax rate
82.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1967
Construction
WOOD
Heating
NONE
Stories
1
Units
203
Total area
29,737 SF
Lot
1.36 ac (59,459 SF)
Zoning code
PA
APN
026-042-02
UPID
US09-1177309
Jurisdiction
SANTA CRUZ
Zoning & alternative use
PA · Santa Cruz, CA
Zoning PA · permitted uses
PA · Santa Cruz, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Cruz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$8.6M
RESTAURANT
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
1967
Construction
WOOD
Heating
NONE
Stories
1
Units
203
Lot
1.36 ac
Current owner
From public records · entity-resolved
Sher E Punjab INC
Entity
Mailing address
3833 CARRERA CT, SAN JOSE, CA 95148-3716
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2025
—
Sher E Punjab INC
—
Deed
related
$8,385,000 · Santa Cruz County Bank
Sep 25, 2020
—
Sher-e-punjab INC
—
Deed
related
$6,416,000 · United Busn Bk
Sep 21, 2020
$12,750,000
Sher E Punjab INC
Santa Cruz Skilled Nursing Center L
Grant Deed
$6,416,000 · Bay Commercial Bank
Apr 29, 2019
—
Bank Leumi USA
Santa Cruz Skilled Nursing Ctr
Grant Deed
related
$1,500,000 · Bank Leumi USA
Nov 1, 2018
—
Santa Cruz Skilled Nursing Ctr
—
Grant Deed
related
$6,000,000 · California Real Prop Invs LP
Oct 1, 2008
—
Santa Cruz Skilled Nursing Center L
San Cruz Cal Associates LP
Grant Deed
$4,975,000 · Borel Private Bank & Trust Co
Mar 29, 1999
—
San Cruz-cal Associates LP
San Benito Ranch Co
Quit Claim Deed
related
—
Feb 2, 1999
—
San Cruz-cal Associates LP
Wohlgemuth,joyce
Quit Claim Deed
related
—
Jan 15, 1999
—
San Cruz-cal Associates LP
Wong Trust
Quit Claim Deed
related
—
Sep 1, 1998
$4,876,000
San Cruz-cal Associates LP
Chin Trust
Trustees Deed
$3,500,000 · Ltc Properties INC
Sep 1, 1998
—
Robert T Jackson
Jackson,sharon R
Quit Claim Deed
related
—
Aug 14, 1998
$99,500
Byring Realty INC
Castanchoa,joseph & Florence M
Grant Deed
—
Mar 8, 1996
—
Robinson Trust
Robinson,ned & Marjorie P
Quit Claim Deed
related
—
Jul 21, 1995
—
Hudson Trust
Hudson,don R & Diane
Quit Claim Deed
related
—
May 9, 1995
—
Haymaker Trust
Haymaker,willis G & Jo A
Quit Claim Deed
related
—
Mar 2, 1994
—
Solari Trust
Solari,bart L &
Quit Claim Deed
related
—
Feb 28, 1994
—
Doyle Trust
Doyle,edwin S &
Quit Claim Deed
related
—
Feb 1, 1994
$50,000
Jack R Sprecher
Brombacher,joyce
Grant Deed
related
—
Oct 18, 1993
$1,392,000
John W Chin
Triway Corp
Grant Deed
related
$1,200,000 · Seller
Jul 1, 1991
$3,000,000
Triway Corp
San Benito Ranch
Grant Deed
$2,650,000 · Seller
—
—
Skilled Nursing Santa Cruz
—
Deed Of Trust
related
$7,500,000 · Bank Leumi USA
—
—
Santa Cruz Skilled Nursing Ctr
—
Deed Of Trust
related
$6,000,000 · California Real Prop Invs LP
—
—
Santa Cruz Skilled Nursing Ctr
—
Deed Of Trust
related
$1,500,000 · Bank Leumi USA
—
—
Sher-e-punjab INC
—
Deed Of Trust
related
$6,416,000 · United Busn Bk
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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