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Property profile & analytics
OFF-MARKET
Estimated value
$15,475,000
Investment properties
445 Main St 218 Watsonville, CA 95076-4652
Individually Owned
17-yr Hold
Free & Clear
Property ID
US09-0522168
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2018
Construction
STEEL FRAME
Total area
44,210 SF
Lot
0.54 ac (23,387 SF)
APN
017-641-13
UPID
US09-0522168
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
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
TOGO'S Sandwiches Take-out & Catering Catering Service
-
Live at the terrace Apartment Building
-
Santa Cruz Bowls Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.48M
Owner & transaction history
William J Hansen · 17 yrs held
William J Hansen
since 2009
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
RETAIL STORES
$23,690,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$22,955,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$15.48M
Range $13.93M – $17.02M · ±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
$350 / 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
$131,492
Tax year 2024
Assessed value
$11,188,976
Assessed 2024
Previous assessed
$11,188,976
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$740,280
Assessed improvement
$10,448,696
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
2018
Construction
STEEL FRAME
Heating
NONE
Units
18
Rooms
53
Bathrooms
18
Total area
44,210 SF
Lot
0.54 ac (23,387 SF)
APN
017-641-13
UPID
US09-0522168
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
RETAIL STORES
Est. value
$23.7M
MEDICAL BUILDING
Est. value
$23.0M
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
2018
Construction
STEEL FRAME
Heating
NONE
Units
18
Rooms
53
Bathrooms
18
Lot
0.54 ac
Current owner
From public records · entity-resolved
William J Hansen
Individual
Free & Clear · 17 yrs held
Mailing address
PO BOX 203, WATSONVILLE, CA 95077-0203
Ownership since
2009
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
Sep 19, 2018
—
Hansen Family Trust
—
Grant Deed
related
$11,500,000 · Lighthouse Bk
Mar 24, 2017
—
Hansen Family Trust
—
Trustees Deed
related
$11,384,708 · Santa Cruz Cnty Bk
Jan 29, 2009
—
William J Hansen
Hansen,william J & Neva J
Quit Claim Deed
related
—
Apr 4, 2002
$142,500
William J Hansen
Sanchez,reyna
Grant Deed
$198,000 · First National Bank Central Ca
Dec 29, 1989
$93,000
Sanchez,pedro &
Venusa Equity Ex
Trustees Deed
related
$260,000 · Venusa Equity Ex
—
—
Sanchez Pedro
—
Deed Of Trust
related
$61,050 · Individual
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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