Score
0Santa Cruz, CA
102 Shelter Lagoon Dr
929K
2 beds
2 baths
1,286 sqft
2 bd • 2 ba • 1,286 sf
This analysis was generated on 1/23/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$929,000
Price/Sq.Ft
$722
Year Built
1974
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
This townhome at 102 Shelter Lagoon Dr offers a prime location near the Neary Lagoon Wildlife Refuge, just minutes from downtown Santa Cruz and popular attractions. The property has been extensively remodeled, featuring a chef's kitchen with new stainless steel appliances, vaulted ceilings with skylights, and hardwood flooring throughout. Recent upgrades include a brand new primary bathroom, washer/dryer, and HVAC unit, adding significant value. At 1,286 sq ft, it's spacious for a 2-bedroom townhome in the area. The complex offers desirable amenities like tennis courts, a swimming pool, and proximity to the lagoon with floating docks. The property's appreciation history is strong, with a 147.4% increase from 2013 to 2023 ($365,000 to $903,000).
The Bad
The current listing price of $929,000 ($722.40/sq ft) is high compared to the median price in Santa Cruz, potentially limiting the buyer pool. The property's age (built in 1974) may require ongoing maintenance despite recent upgrades. The severe flood risk (8/10) and location in FEMA Zone A99 could lead to high flood insurance premiums and potential future damage. The severe air quality risk (7/10) with 13 bad air days per year may impact outdoor enjoyment and health. The property has been on the market for 69 days, suggesting it may be overpriced for current market conditions.
The Ugly
The flood risk is a major concern, with a severe 8/10 rating and critical insurance needs. This could lead to extremely high insurance costs and potential for significant damage. The air quality risk (7/10) is also concerning, potentially causing health issues and reduced quality of life. The estimated insurance cost of $3,344.40/year is high, likely due to these environmental risks. The property's price history shows volatility, with a recent price decrease of 2.1%, suggesting potential market softening. The HOA fees (amount not specified) could be substantial, given the amenities, and may increase over time.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
This property is best suited for buyers with a household income of $200,000+ who can comfortably afford the high purchase price and ongoing costs. It's ideal for professionals or retirees seeking a low-maintenance lifestyle with amenities, close to downtown Santa Cruz and natural attractions. The property would appeal to those who value recent upgrades and don't require more than 2 bedrooms. It could also attract UCSC faculty or staff due to the easy commute. Investors might consider it for short-term rentals, given its tourist-friendly location, though they should carefully weigh the high purchase price against potential returns.
Not For
This property is not suitable for first-time homebuyers or those with limited budgets due to its high price point and potential for expensive insurance and maintenance costs. Families needing more than 2 bedrooms or desiring a single-family home with a yard should look elsewhere. It's not ideal for those with respiratory issues or sensitivities due to the high air quality risk. Risk-averse buyers concerned about natural disasters, particularly flooding, should avoid this property. Long-term investors seeking steady appreciation might find the high entry price and environmental risks unappealing.
Demographics
Area Median Income
$93,839
Property History
Price History
Ownership Timeline
$903,000Cash Purchase
Feb 21, 2023Dominique CzepowiczAndrew Scott Lanza, Jane Haworth Lanza
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
May 25, 2018Dominika CzepowiczKathleen Rose Mcguire
Transfer On Death Deed
Non-Arm's Length Transactions
$0Cash Purchase
Jan 23, 2017Dominique CzepowiczPiotr Adam Miciak
Transfer On Death Deed
Non-Arm's Length Transactions
$0Cash Purchase
Feb 20, 2013Piotr Adam MiciakDominique Czepowicz
Intrafamily Transfer
Non-Arm's Length Transactions
$365,000Financed
Feb 20, 2013Sheila B AndersonDominique Czepowicz
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Dec 21, 2012Parker C AndersonSheila B Anderson
Intrafamily Transfer
Non-Arm's Length Transactions
$0Financed
Jul 13, 2006Sheila B Anderson, Parker C AndersonSheila B Anderson, Parker C Anderson
Intrafamily Transfer
Non-Arm's Length Transactions
$368,000Financed
Oct 1, 2002Timothy LeachParker C Anderson, Sheila B Anderson
Grant Deed
Standard Sale (Purchase/Resales)
$0Financed
Mar 25, 1999Leach Henry G & Mary Jo Hw Etal All JtTimothy Leach
Gift Deed
Non-Arm's Length Transactions
$150,000Financed
Jun 18, 1996Frederic Anthony Pfyffer, Zindy PfyfferTimothy Leach, Henry G Leach
Grant Deed
Standard Sale (Purchase/Resales)
Property Taxes
$10,536
2024 Tax Assessment
103.7%from previous year
Assessed Value$921,060
Tax Rate1.14%
Sunlight Analysis
Visualize how sunlight affects this property throughout the day and year.
Sunlight Analysis
Data provided by Shadowmap
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Schools
Nearby school quality by education level
Elementary
4.0/10
AverageMiddle
6.0/10
GoodHigh
7.3/10
GoodFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$929,000
Price/sqft
$722
Layout
2 bd•2 ba
Days on market
68 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,527,250
39.2%
Your price is 39.2% below average
Median Price
$1,550,000
40.1%
Based on 6 recent sales
Price per Sq.Ft
$1,286
43.8%
Your price is 43.8% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 915 Delaware Avenue, Santa Cruz, CA 95060 | $1,462,500 | 1,211 | 3 | 2 | $1,20867.2% | 10/28/2024 |
| 226 Merced Avenue, Santa Cruz, CA 95060 | $1,550,000 | 1,260 | 3 | 2 | $1,23070.3% | 9/9/2024 |
| 225 Heath Street, Santa Cruz, CA 95060 | $1,550,000 | 1,080 | 3 | 2 | $1,43598.7% | 10/21/2024 |
| 318 Walk Circle, Santa Cruz, CA 95060 | $1,251,000 | 1,083 | 2 | 2 | $1,15559.9% | 10/8/2024 |
| 214 Nevada Street, Santa Cruz, CA 95060 | $1,750,000 | 1,248 | 3 | 2 | $1,40294.1% | 8/21/2024 |
| 880 Cliff Drive #7, Santa Cruz, CA 95060 | $1,600,000 | 1,242 | 3 | 2 | $1,28878.3% | 8/21/2024 |
915 Delaware Avenue, Santa Cruz, CA 95060
Price: $1,462,500
Sq.Ft: 1,211
Beds/Baths: 3/2
$/Sq.Ft:
$1,20867.2%
Sale Date: 10/28/2024
226 Merced Avenue, Santa Cruz, CA 95060
Price: $1,550,000
Sq.Ft: 1,260
Beds/Baths: 3/2
$/Sq.Ft:
$1,23070.3%
Sale Date: 9/9/2024
225 Heath Street, Santa Cruz, CA 95060
Price: $1,550,000
Sq.Ft: 1,080
Beds/Baths: 3/2
$/Sq.Ft:
$1,43598.7%
Sale Date: 10/21/2024
318 Walk Circle, Santa Cruz, CA 95060
Price: $1,251,000
Sq.Ft: 1,083
Beds/Baths: 2/2
$/Sq.Ft:
$1,15559.9%
Sale Date: 10/8/2024
214 Nevada Street, Santa Cruz, CA 95060
Price: $1,750,000
Sq.Ft: 1,248
Beds/Baths: 3/2
$/Sq.Ft:
$1,40294.1%
Sale Date: 8/21/2024
880 Cliff Drive #7, Santa Cruz, CA 95060
Price: $1,600,000
Sq.Ft: 1,242
Beds/Baths: 3/2
$/Sq.Ft:
$1,28878.3%
Sale Date: 8/21/2024
Frequently Asked Questions
Property Discussion
1 commentYou
GC
Giulio C.1/24/2025
I can't believe Jamie has been in the industry for over 2 decades!
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