16 Stanford Street, Watsonville, California 95076, Watsonville, 95076 - 2 bed, 1 bath
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16 Stanford Street
Watsonville, California 95076
ACTIVE
CONDITION: FAIR
2Beds
1Baths
864Sq Ft
6,621Lot Size
Property Price
LIST PRICE$695,000
EST. MARKET VALUE
$670,482
3% AboveMARKET VALUE
SUMMARY
This property presents a High-Potential Investment Opportunity with a List Price of $769,000—positioned well above the $705,524 Fair Market Value by -8%. While the home requires updates due to its Condition Rating of 4, the 6,621 sqft lot with alley access offers significant ADU development potential. Featuring a private swimming pool and fire pit, this asset provides unique lifestyle value. This is an ideal acquisition for Buy-and-Hold Investors or Contractors seeking a value-add project in central Watsonville.
Estimated Market Value
$670,482
Based on Realkey algorithm analyzing recent comparable sales in Watsonville.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 16 Stanford Street Subject 2 bd · 1 ba · 864 sqft · $776 | $695,000* List Price | 2 | 1 | 864 | $776 | - |
A 120 Santa Clara Street Sold 2 bd · 2 ba · 1,037 sqft · $665 · 0.4 mi | $690,000 | 2 | 2 | 1,037 | $665 | 0.4 mi |
B 25 Bronson Street Sold 3 bd · 1 ba · 1,040 sqft · $692 · 0.4 mi | $720,000 | 3 | 1 | 1,040 | $692 | 0.4 mi |
C 502 E Beach Street Sold 2 bd · 1 ba · 1,029 sqft · $706 · 0.7 mi | $726,000 | 2 | 1 | 1,029 | $706 | 0.7 mi |
D 569 Cedar Drive Sold 2 bd · 1 ba · 877 sqft · $599 · 1.0 mi | $525,000 | 2 | 1 | 877 | $599 | 1.0 mi |
E 26 Laurel Street Active 2 bd · 1 ba · 828 sqft · $784 · 0.3 mi | $649,000 List Price | 2 | 1 | 828 | $784 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 1909, the property is functional but significantly dated. The kitchen features older painted cabinetry and laminate countertops that appear to be over 20 years old. While the home has some newer flooring and a modern stove, the overall interior, bathroom, and exterior systems show age and require updates to meet modern standards.
PROSSTRENGTHS & OPPORTUNITIES
- Rare Outdoor Amenities
The inclusion of a private swimming pool and fire pit is a unique and highly desirable feature for a home in central Watsonville, offering exceptional lifestyle value.
- ADU & Development Potential
The generous 6,621 sqft lot combined with alley access provides a significant opportunity for the construction of an Accessory Dwelling Unit (ADU) or further property expansion.
- Functional Lot Layout
The single-level configuration and alley access maximize the utility of the lot, providing ample space for storage, gardening, and seamless outdoor entertaining.
CONSRISKS & DEFICIENCIES
- Small Living Footprint
At just 864 square feet with a 2-bedroom, 1-bathroom layout, the interior space may be too restrictive for larger families or buyers requiring a home office.
- Vintage Construction
Built in 1909, the property may necessitate substantial investments in modernizing aging infrastructure, such as plumbing, electrical, and foundation systems.
About 16 Stanford Street
A swimming pool in the middle of Watsonville?! Welcome to this single level family home located in the heart of Watsonville. This cozy house features 2 bedrooms and one full bathroom. The large lot with alley access presents many potential opportunities. This property my qualify for an additional dwelling unit, check with the City of Watsonville. In it's current configuration there is plenty of room for storage, gardening and just relaxing around the pool and fire pit. Don't miss the chance to make this gem your own!
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1909
- Lot Size
- 6,621 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.5 |
| Baths | 1.0 | 2.0 |
| Square foot | 864 | 1,212.057 |
| Lot Size | 6,621 | 5,911.8 |
| Price | $695.0K | $802.3K |
| Price per sq ft | $804 | $598 |
| Built year | 1909 | 1966 |
| HOA | $0 | $277 |
| Days on market | 52 | 57 |
Pricing History
Listed for Sale
Oct 23, 2026
$695,000
$769,000
-10% Price Drop
Initial Listing
Price Change
Sep 2, 2026
$769,000
Initial Listing