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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Office buildings
8054 Valencia St Aptos, CA 95003-3984
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1936023
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
WOOD
Total area
1,872 SF
Lot
0.1 ac (4,443 SF)
Zoning code
SU
APN
041-022-01
UPID
US09-1936023
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
-
Mars & Venus Counseling Center Family Counselor
-
Gusewelle Kathy Marriage Or Relationship Counselor Doctor
-
Lisa Lifrak, MFT Marriage Or Relationship Counselor
-
PTB Design and Build General Contractor
-
Goodwin Construction General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.34M
Owner & transaction history
8054 Valencia LLC · 4 yrs held
8054 Valencia LLC
since 2022
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
SU · Aptos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+47.8%
Retail stores
$1.0M
+26.4%
Medical building
$970,000
+22.5%
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 Aptos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aptos 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
$1,330,000
ML approach
$1,270,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,175,000
Change: +48% · Conversion: Easy
RETAIL STORES
$1,005,000
Change: +26% · Conversion: Moderate
MEDICAL BUILDING
$970,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±10% · vs last sale $1.42M (Jun 30 2022)
Last sale anchor
$1.42M
Jun 30 2022
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
$713 / 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
$18,174
Tax year 2024
Assessed value
$1,477,368
Assessed 2024
Previous assessed
$1,477,368
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$990,461
Assessed improvement
$486,907
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Total area
1,872 SF
Lot
0.1 ac (4,443 SF)
Zoning code
SU
APN
041-022-01
UPID
US09-1936023
Jurisdiction
SANTA CRUZ
Zoning & alternative use
SU · Aptos, CA
Zoning SU · permitted uses
SU · Aptos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aptos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$970,000
COMMERCIAL (GENERAL)
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
Year built
1977
Construction
WOOD
Heating
NONE
Stories
2
Units
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
8054 Valencia LLC
Entity
Mailing address
8054 VALENCIA ST STE C, APTOS, CA 95003-3984
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
—
8054 Valencia LLC
—
Deed
related
$587,000 · Business Finance Capital
Jun 30, 2022
$1,420,000
8054 Valencia LLC
Michael K Mccawley
Grant Deed
$710,000 · Santa Cruz County Bank
Oct 30, 2019
—
Mccawley Family Trust
Carol A Mccawley
Affidavit Of Death
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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