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Property profile & analytics
OFF-MARKET
Estimated value
$50,850,000
Hospitals
65 Nielson St Ste 104 Watsonville, CA 95076-2491
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2332932
Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Year built
1983
Construction
TILT-UP CONCRETE
Total area
207,360 SF
Lot
27.31 ac (1,189,841 SF)
APN
015-111-69
UPID
US09-2332932
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$50.85M
Owner & transaction history
Pajaro Valley Health Care District · 1 yrs held
Pajaro Valley Health Care District
since 2024
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$245 / 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
$548,000
Tax year 2024
Assessed value
$45,949,698
Assessed 2024
Previous assessed
$45,949,698
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$10,983,310
Assessed improvement
$34,966,388
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
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Year built
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
207,360 SF
Lot
27.31 ac (1,189,841 SF)
APN
015-111-69
UPID
US09-2332932
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
1983
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
27.31 ac
Current owner
From public records · entity-resolved
Pajaro Valley Health Care District
Individual
Free & Clear · 1 yrs held
Mailing address
1000 URBAN CTR DR STE #501, VESTAVIA, AL 35242-2225
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2024
—
Pajaro Valley Health Care District
Mpt Of Watsonville LLC
Grant Deed
—
Sep 30, 2022
—
Pajaro Valley Health Care District
Mpt Of Watsonville LLC
Correction Deed
related
—
Oct 2, 2019
$40,000,000
Mpt Of Watsonville LLC
Watsonville Hospital Corp
Grant Deed
—
Jul 27, 2016
—
Watsonville Hospital Corp
—
Deed
related
—
Dec 10, 2014
—
Watsonville Hospital Corp
—
Loan Modification
related
$1,705,000 · Credit Suisse Ag
Dec 12, 2012
—
Watsonville Hospital Corp
—
Deed Of Trust
related
$1,600,000 · Credit Suisse Ag
Nov 28, 2012
—
Neven Dev LLC
—
Trustees Deed
related
$1,290,000 · Comerica Bank
Sep 11, 1998
$44,000,000
Watsonville Hospital Corp
Watsonville Community Hospital
Grant Deed
related
—
May 3, 1995
$18,930,000
Watsonville Community Hospital
Seagate Technolgy
Grant Deed
—
Jun 14, 1993
—
Technologies Seagate
Watkins-johnson
Quit Claim Deed
related
—
—
—
Watsonville Hospital Corp
—
Deed Of Trust
related
—
—
—
Neven Dev LLC
—
Deed Of Trust
related
$1,290,000 · Comerica Bank
—
—
Watsonville Hospital Corp
—
Deed Of Trust
related
—
—
—
Watsonville Hospital Corp
—
Loan Modification
related
—
—
—
Watsonville Community Hospital
—
Deed Of Trust
related
$3,000,000 · Community Health Systems INC
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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