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Property profile & analytics
OFF-MARKET
Estimated value
$5,860,000
Investment properties
406 Main St Ste 414 Watsonville, CA 95076-4613
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1828069
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1913
Construction
TILT-UP CONCRETE
Total area
24,432 SF
Lot
0.4 ac (17,598 SF)
APN
017-022-27
UPID
US09-1828069
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.19M
Blend (final)
Blend
$5.86M
Owner & transaction history
Ramiro Romo · 9 yrs held
Ramiro Romo
since 2017
7 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
Blend value · Realmo final
$5.86M
Range $5.27M – $6.45M · ±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
$240 / 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
$33,660
Tax year 2024
Assessed value
$2,730,791
Assessed 2024
Previous assessed
$2,730,791
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$568,915
Assessed improvement
$2,161,876
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
24,432 SF
Lot
0.4 ac (17,598 SF)
APN
017-022-27
UPID
US09-1828069
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
Building & site characteristics
From public records
Year built
1913
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Ramiro Romo
Individual
Mailing address
315 MAIN ST STE #202, WATSONVILLE, CA 95076-4650
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2019
—
Ramiro Romo
—
Deed
related
$1,875,000 · Bank Of The West
Jun 16, 2017
$2,400,000
Ramiro Romo
Greystone Associates General Partne
Grant Deed
$1,350,000 · Santa Cruz County Bank
Jun 16, 2017
—
Jonat Family Trust
Jonat Family Trust
Quit Claim Deed
related
—
Jun 6, 2007
—
Jonat Family Trust
Greystone Associates
Grant Deed
—
—
—
Devery John F & Marie J Trust
—
Deed Of Trust
related
$20,000 · Private Lender
—
—
Greystone Associates
—
Deed Of Trust
related
$40,000 · Watsonville City (ca)
—
—
Greystone Assoc
—
Deed Of Trust
related
$500,000 · Pajaro Valley Bank
—
—
Ramiro Romo
—
Deed Of Trust
related
$1,875,000 · Bank Of The West
—
—
Greystone Assoc
—
Deed Of Trust
related
$125,000 · Pajaro Valley Bank
—
—
Greystone Assoc
—
Deed Of Trust
related
$500,000 · Us Small Business Admn
—
—
Greystone Associates
—
Deed Of Trust
related
$430,000 · 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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