Score
0Santa Cruz, CA
815 River St
1.1M
2 beds
1 baths
879 sqft
2 bd • 1 ba • 879 sf
This analysis was generated on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
List Price
$1,100,000
Price/Sq.Ft
$1,251
Year Built
1950
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
The property at 815 River St, Santa Cruz, CA offers several attractive features. Its location is a significant asset, being in the heart of Santa Cruz near UCSC, downtown, and the Tannery Art Center. The easy freeway access adds to its convenience. The CC zoning allowing for a live/work situation provides flexibility and potential for home-based businesses. The private fencing and "zen sanctuary grounds" with mature landscaping create a serene atmosphere, which is highly valued in urban settings. The oversized lot with remote gate opener adds security and privacy. The large outbuilding for storage is a practical feature that many homes lack. The property's price has been reduced by 15.4% from its original listing, potentially offering better value. At 879 sq ft, it's more affordable than larger homes in the area, which could appeal to first-time buyers or investors.
The Bad
The property's size of 879 sq ft is significantly smaller than the average home in Santa Cruz, which could limit its appeal to families or those needing more space. With only 2 bedrooms and 1 bathroom, it may feel cramped for some buyers. The price per square foot of $1,251.42 is high, even for the Santa Cruz market, indicating potential overpricing despite the recent reduction. The property has been on the market for 236 days, which is considerably longer than average, suggesting it may be overpriced or have hidden issues. The home's age (built in 1950) implies potential maintenance and upgrade needs. The wall furnace heating system is outdated and less efficient than modern HVAC systems. The lack of air conditioning could be problematic given the area's increasing heat risk (3/10) with 8 hot days per year.
The Ugly
The property faces several significant risks and challenges. The flood risk is moderate (4/10), which could lead to higher insurance costs and potential property damage. The fire risk is also moderate (4/10), a concern in California's climate. Most alarmingly, the air quality risk is severe (7/10) with 13 bad air days per year, which could have serious health implications for residents. The estimated insurance cost of $3,960/year is high, likely due to these various risk factors. The lack of listed property features suggests potential outdated amenities or necessary upgrades. The absence of a family room and limited living space could make the home feel cramped. Given its age, there may be hidden issues with plumbing, electrical, or structural elements that could require costly repairs. The high price per square foot, combined with these risks and limitations, makes the property's value questionable.
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 single professionals, couples without children, or investors looking for a potential rental near UCSC. The live/work zoning makes it ideal for those running home-based businesses or freelancers who need a dedicated office space. It could appeal to buyers prioritizing location over space, especially those wanting to be close to downtown Santa Cruz and university amenities. The zen-like atmosphere might attract those seeking a quiet, low-maintenance property. Investors could potentially target the student or young professional rental market, given its proximity to UCSC and downtown.
Not For
This property is not suitable for families with children due to its limited space and single bathroom. It's also not ideal for those seeking a move-in ready, modern home, as its age and lack of listed features suggest potential need for updates. Buyers with respiratory issues should be cautious due to the severe air quality risk. Those looking for energy efficiency or modern amenities may find the older heating system and lack of air conditioning disappointing. The high price per square foot makes it unsuitable for budget-conscious buyers or those seeking good value for money in the current market.
Demographics
Area Median Income
$93,839
Property History
Price History
Ownership Timeline
$22,500Cash Purchase
Mar 31, 2003J Sacramento GarciaGene A Nicks
Grant Deed
Standard Sale (Purchase/Resales)
$400,000Financed
Sep 27, 2002Johnny R Grammer, Beverley F GrammerGene A Nicks, J Sacramento Garcia
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Sep 26, 2002Maria GarciaJ Sacramento Garcia
Intrafamily Transfer
Non-Arm's Length Transactions
Property Taxes
$6,307
2024 Tax Assessment
1.3%from previous year
Assessed Value$567,978
Tax Rate1.11%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Middle
3.0/10
Below AverageFinancials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow$3,860
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$1,100,000
Price/sqft
$1,251
Layout
2 bd•1 ba
Days on market
235 daysat time of analysis
Stats in the Area
Based on 2 comparable properties nearby
Average Price
$940,000
17.0%
Your price is 17.0% above average
Median Price
$1,150,000
4.3%
Based on 2 recent sales
Price per Sq.Ft
$959
30.5%
Your price is 30.5% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 2030 Pacific Avenue #325, Santa Cruz, CA 95060 | $730,000 | 901 | 2 | 1 | $81035.3% | 9/19/2024 |
| 235 May Avenue, Santa Cruz, CA 95060 | $1,150,000 | 1,038 | 3 | 2 | $1,10811.5% | 8/6/2024 |
2030 Pacific Avenue #325, Santa Cruz, CA 95060
Price: $730,000
Sq.Ft: 901
Beds/Baths: 2/1
$/Sq.Ft:
$81035.3%
Sale Date: 9/19/2024
235 May Avenue, Santa Cruz, CA 95060
Price: $1,150,000
Sq.Ft: 1,038
Beds/Baths: 3/2
$/Sq.Ft:
$1,10811.5%
Sale Date: 8/6/2024
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