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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Medical Office Space
47 Penny Ln Watsonville, CA 95076-6055
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3100623
Property profile
Verified
Property type
Medical Office Space
Use group
DENTAL BUILDING
Year built
1986
Construction
WOOD
Total area
1,800 SF
Lot
0.04 ac (1,612 SF)
APN
015-251-03
UPID
US10-3100623
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
-
Alaa Moustafa, DDS, MS Dental Office Physician
-
Joshua Mitnick, DPM, FACFAS Physician
-
The Foot Doctors of Santa Cruz County Medical Clinic
-
Nicole Surdock, DPM, FACFAS Physician
-
Mark Brenis, DPM Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
$855k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$845k
Owner & transaction history
Alaa Ali Amin Moustafa · 1 yrs held
Alaa Ali Amin Moustafa
since 2025
Last sale
$845,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+20.7%
Retail stores
$965,000
+3.2%
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
$845,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
$925,000
6.5%
$855,000
7%
$795,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$935,000
Current use
COMMERCIAL (GENERAL)
$1,125,000
Change: +21% · Conversion: Easy
RETAIL STORES
$965,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$765,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$845k
Range $761k – $930k · ±10% · vs last sale $845k (Jan 30 2024)
Last sale anchor
$845k
Jan 30 2024
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
$469 / 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
$9,463
Tax year 2024
Assessed value
$813,548
Assessed 2024
Previous assessed
$813,548
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$381,173
Assessed improvement
$432,375
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
Medical Office Space
Use group
DENTAL BUILDING
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Total area
1,800 SF
Lot
0.04 ac (1,612 SF)
APN
015-251-03
UPID
US10-3100623
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
MEDICAL BUILDING Current
Est. value
$935,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$965,000
OFFICE BUILDING
Est. value
$765,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE 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
1986
Construction
WOOD
Heating
NONE
Lot
0.04 ac
Current owner
From public records · entity-resolved
Alaa Ali Amin Moustafa
Individual
Mailing address
710 KIRKPATRIC CT, HOLLISTER, CA 95023-2808
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2025
—
Alaa Ali Amin Moustafa
Alaa A Moustafa
Deed
related
—
Jan 30, 2024
$845,000
Ar Monterey Street LLC
Rex C Hsei
Grant Deed
$450,000 · Pinncacle Bank
May 18, 2017
—
Endian Trust
Hsei,rex & Judith
Quit Claim Deed
related
—
Sep 1, 2016
$715,000
Rex Hsei
Hopkins William & Robin Trust
Grant Deed
—
Mar 9, 2006
—
Hopkins W & R Family Trust
Hopkins,william E & Robin S
Quit Claim Deed
related
—
Aug 15, 2003
$373,500
William E Hopkins
Stasch,ronald C
Grant Deed
$255,000 · Heritage Bank Of Commerce
Oct 23, 2001
$332,500
Ronald C Stasch
Rickard,stephen C & Kathleen
Grant Deed
$40,000 · Matthew C Stasch
Oct 8, 1993
$37,000
Stephen C Rickard
Chapman,douglas
Grant Deed
related
—
—
—
Stephen C Rickard
—
Deed Of Trust
related
$52,160 · Individual
—
—
William E Hopkins
—
Deed Of Trust
related
$125,000 · Hopkins Trust
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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