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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Retail space
451 Bch St Watsonville, CA 95076-4401
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0575359
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
WOOD
Total area
2,178 SF
Lot
0.11 ac (4,792 SF)
APN
017-052-11
UPID
US09-0575359
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
-
Fiesta Latino Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$648k
Blend (final)
Blend
$615k
Owner & transaction history
Davenport Point Corp · 7 yrs held
Davenport Point Corp
since 2018
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
$615k
Range $554k – $677k · ±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
$282 / 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
$2,816
Tax year 2024
Assessed value
$234,394
Assessed 2024
Previous assessed
$234,394
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$115,277
Assessed improvement
$119,117
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,178 SF
Lot
0.11 ac (4,792 SF)
APN
017-052-11
UPID
US09-0575359
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
1948
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Davenport Point Corp
Entity
Mailing address
550 BALTUSROL DR, APTOS, CA 95003-5410
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2020
—
Davenport Point Corp
—
Deed
related
—
Oct 15, 2018
—
Davenport Point Corp
Hassan A Ayyad
Grant Deed
$2,100,000 · Santa Cruz County Bank
Jan 15, 2014
—
Lewis,michael A Tr
Akiyoshi,shigeo
Affidavit Of Death
related
—
Sep 27, 2012
—
Lewis Michael A Tr
Dunn,phillip L
Affidavit Of Death
related
—
Jan 26, 2011
—
Hassan Ayyad
—
Deed Of Trust
related
$1,950,000 · Amin Saleh
Aug 7, 2001
—
Hassan A Ayyad
Ayyad,hanan
Quit Claim Deed
related
$325,000 · Davis Trust
Aug 7, 2001
$1,000,000
Ayyad,hassan & Hanan
Mohssin,idris
Trustees Deed
$325,000 · Davis Trust
Jun 6, 2001
—
Hassan Ayyard
Ayyard,alia
Quit Claim Deed
related
$275,000 · Santa Cruz Memorial Park Endow
Jun 9, 1999
$152,500
Alia Ayyad
Capurro Properties LLC
Grant Deed
$97,500 · Morris Trust
Nov 18, 1997
—
Capurro Properties LLC
Capurro Trust
Quit Claim Deed
related
—
Sep 8, 1994
$7,500
Shirley Manfre
Manfre Trust
Grant Deed
related
—
—
—
Davenport Point Corp
—
Loan Modification
related
—
—
—
Davenport Point Corp
—
Loan Modification
related
—
—
—
Davenport Point Corp
—
Loan Modification
related
—
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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