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    Property profile & analytics

    481 San Andreas Rd Watsonville, CA 95076

    • Retail properties
    • 92.47 lot acres
    For Sale
    View listing
    $53,500,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-2362112
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Jacobs Farm Greenhouse parking lot / Farm
    • Continental Floral Greens / Wholesale Florist
    • Kitayama Bros Inc / Wholesale Florist

    Property Details for 481 San Andreas Rd

    Lot size
    92.47 lot acres
    Zone code
    CA
    Property type
    Retail properties
    APN
    046-151-37
    APU
    4615137

    Description

    This exceptional 252-acre agricultural property in Watsonville, California, presents a unique investment opportunity. Located in the heart of the Pajaro Valley, renowned for its fertile loamy sand soil and ideal bayside microclimate, this land is perfectly suited for organic farming. Currently utilized for the cultivation of strawberries, flowers, and vegetables, the property boasts robust production capabilities. The advanced infrastructure supports a variety of agricultural pursuits, making it an attractive proposition for established farmers and agribusiness ventures alike. The sale includes both 481 and 570 San Andreas Road, providing ample space for operations and potential expansion. This expansive parcel offers a rare chance to acquire a highly productive and established organic farm in one of California's most productive agricultural regions. The rich soil and favorable growing conditions are ideal for a wide range of crops, ensuring versatility and potential for diverse agricultural operations. This is a turnkey opportunity for those seeking a significant investment in prime California farmland. The property's location and established infrastructure provide a solid foundation for continued success and future growth within the thriving agricultural landscape of the Pajaro Valley. The opportunity to acquire such a large, productive, and well-situated property is truly exceptional.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $615,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Watsonville
    County
    Santa Cruz
    State
    California
    Longitude
    -121.821
    Latitude
    36.8923
    CBSA code
    42100
    CBSA name
    SANTA CRUZ-WATSONVILLE, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $99,494
    $2,834,201
    $5,194,086
    $8,028,287
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      783 Maher Rd

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      56 Peckham Rd, Unit 14

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    • Value Estimation
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      475 Fiesta Ct

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      View Details
    • Value Estimation
      $640,000
      1,898 SF

      242 Corralitos Rd

      NURSERY, GREENHOUSE, FLORIST • 1,898 SF
      242 Corralitos Rd, Watsonville, CA 95076-0531
      View Details

    Similar Nearby for Sale

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    Similar Nearby for Lease

    • $47 SF/Yr
      3,070 SF

      Retail Space in Desirable Location

      Retail space with ample parking and close to amenities.
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      Retail space available in downtown Watsonville with ample parking.
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      Retail Building in Downtown Watsonville

      Freestanding +/- 33,000 SF retail building with ample parking.
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    • Contact for pricing
      2,104 SF

      Retail Spaces Available in Watsonville

      Four second-generation retail spaces available in Watsonville Square.
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      View Details
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      Watsonville Retail Space Available

      Prime 3,070 sq ft retail space in thriving shopping center
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      View Details
    • $12 SF/Yr
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      Retail Space in Watsonville

      Retail space available for lease in Watsonville, California.
      1200 Main St, Watsonville, CA 95076
      View Details
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    481 San Andreas Rd
    Watsonville, CA 95076
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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