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Property profile & analytics
OFF-MARKET
Estimated value
$1,645,000
Showrooms
664 Riverside Rd Watsonville, CA 95076
Individually Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2191209
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Total area
3,756 SF
Lot
5.81 ac (252,953 SF)
Zoning code
CA
APN
051-482-01
UPID
US10-2191209
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
$2.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.65M
Owner & transaction history
Steven W Roberson · 21 yrs held
Steven W Roberson
since 2005
7 recorded transactions
Zoning & alternative use
CA · Watsonville, CA
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%
$2,235,000
6.5%
$2,065,000
7%
$1,920,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,355,000
Current use
RETAIL STORES
$2,015,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$1,950,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.65M
Range $1.48M – $1.81M · ±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
$438 / 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
$18,182
Tax year 2024
Assessed value
$1,267,301
Assessed 2024
Previous assessed
$1,267,301
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$876,247
Assessed improvement
$391,054
Applied tax rate
69.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Heating
NONE
Rooms
6
Bathrooms
2
Total area
3,756 SF
Lot
5.81 ac (252,953 SF)
Zoning code
CA
APN
051-482-01
UPID
US10-2191209
Jurisdiction
SANTA CRUZ
Zoning & alternative use
CA · Watsonville, CAZoning CA · permitted uses
CA · Watsonville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Chapter 14-14
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
RETAIL STORES
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
Heating
NONE
Rooms
6
Bathrooms
2
Lot
5.81 ac
Current owner
From public records · entity-resolved
Steven W Roberson
Individual
Mailing address
660 RIVERSIDE RD, WATSONVILLE, CA 95076-9409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Jul 5, 2005
—
Steven W Roberson
Roberson,steve & Shelly
Quit Claim Deed
related
—
Jun 24, 2005
—
Steven W Roberson
Larry Roberson
Grant Deed
related
$858,500 · American Home Mortgage Acceptance I
Jul 6, 2001
$875,000
Steven Roberson
Colvin,william T & Kerry L
Grant Deed
$300,000 · William T & Kerry L
Jul 6, 2001
—
William T Colvin
J R Norton Co
Quit Claim Deed
related
—
Apr 30, 1997
—
William T Colvin
Colvin,william T & Kerry L
Quit Claim Deed
related
$300,000 · Beneficial California INC
Apr 8, 1991
—
William T Colvin
—
Deed Of Trust
related
—
Aug 28, 1990
—
William T Colvin
—
Deed Of Trust
related
—
—
—
William T Colvin
—
Deed Of Trust
related
$220,000 · Beneficial California INC
—
—
William T Colvin
—
Deed Of Trust
related
$200,000 · Sterling Pacific Financial INC
—
—
William T Colvin
—
Deed Of Trust
related
$60,000 · Sterling Pacific Financial 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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