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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Retail space
602 Lk Ave Watsonville, CA 95076-3509
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-1178813
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Construction
WOOD
Total area
2,100 SF
Lot
0.22 ac (9,496 SF)
APN
017-063-02
UPID
US09-1178813
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
-
Barsi's Liquor Store (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Tacos el tigre balam #2 Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$973k
Blend (final)
Blend
$700k
Owner & transaction history
Anthony Lico · 5 yrs held
Anthony Lico
since 2021
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
Alternative Use
Use
Estimation
RETAIL STORES
$1,125,000
Current use
MEDICAL BUILDING
$1,090,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$333 / 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
$4,251
Tax year 2024
Assessed value
$351,989
Assessed 2024
Previous assessed
$351,989
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$216,685
Assessed improvement
$135,304
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,100 SF
Lot
0.22 ac (9,496 SF)
APN
017-063-02
UPID
US09-1178813
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 Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES Current
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Anthony Lico
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 2583, HOLLISTER, CA 95024-2583
Ownership since
2021
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
Jun 4, 2021
—
Anthony Lico
Kimberly Lico
Intrafamily Transfer
related
—
Nov 3, 2020
—
Derosa Family Trust
Angelina De Rosa
Quit Claim Deed
related
—
Jul 20, 2020
—
Anthony Lico
Lico Living Trust
Correction Deed
related
—
Apr 20, 2020
—
Jones,c L Separate Prop Trust
Clementine Jones
Quit Claim Deed
related
—
Dec 30, 2019
—
Anthony Lico
Lico 1990 Trust
Quit Claim Deed
related
—
Sep 23, 2014
—
Anthony Lico
Lico,ralph A
Quit Claim Deed
related
—
Mar 6, 2014
—
Lico,mary Tr
Lico,elmer
Affidavit Of Death
related
—
Feb 21, 2014
—
Ralph A Lico
Lico Joseph 2008 Trust
Quit Claim Deed
related
—
Dec 24, 2008
—
Lico Joseph 2008 Trust
Lico,joseph
Quit Claim Deed
related
—
Mar 29, 2000
—
Lico Trust
Lico Trust
Quit Claim Deed
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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