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Property profile & analytics
OFF-MARKET
Estimated value
$34,050,000
Apartment buildings
90 Grandview St A101 Santa Cruz, CA 95060-3061
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-1077997
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1982
Construction
WOOD
Total area
5,180 SF
Lot
4.61 ac (200,637 SF)
APN
002-541-01
UPID
US09-1077997
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
-
MISSION GARDENS Apartment Complex Apartment Rental Agency
-
Stepped In Shirt Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$34.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$34.05M
Owner & transaction history
Rahf V Mission Gardens LP · 2 yrs held
Rahf V Mission Gardens LP
since 2024
Last sale
$34.1M
2 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 Santa Cruz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Cruz 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
$34,050,000
ML approach
$34,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$34.05M
Range $30.65M – $37.46M · ±10% · vs last sale $34.05M (Jan 24 2024)
Last sale anchor
$34.05M
Jan 24 2024
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
$6,573 / 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
$3,819
Tax year 2024
Assessed value
$6,943,842
Assessed 2024
Previous assessed
$6,943,842
+0.0% YoY
Effective rate
0.05%
On assessed value
Assessed land
$1,262,517
Assessed improvement
$5,681,325
Applied tax rate
1.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
2
Units
8
Bathrooms
14
Total area
5,180 SF
Lot
4.61 ac (200,637 SF)
APN
002-541-01
UPID
US09-1077997
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
1982
Construction
WOOD
Heating
NONE
Stories
2
Units
8
Bathrooms
14
Lot
4.61 ac
Current owner
From public records · entity-resolved
Rahf V Mission Gardens LP
Entity
Free & Clear · 2 yrs held
Mailing address
551 5TH AVE, NEW YORK, NY 10176-0001
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2024
$34,050,000
Rahf V Mission Gardens LP
Mission Gardens Affordable LP
Grant Deed
—
Apr 17, 2009
—
Byron E Kelly
Kelly,patricia A
Quit Claim Deed
$4,620,000 · California Housing Finance Agy
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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