446 Tuttle Avenue, Watsonville, California 95076, Watsonville, 95076 - 2 bed, 2 bath
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446 Tuttle Avenue
Watsonville, California 95076
ACTIVE
CONDITION: GOOD
2Beds
2Baths
1,038Sq Ft
4,487Lot Size
Property Price
LIST PRICE$565,000
EST. MARKET VALUE
$562,019
SUMMARY
This Single-Family Residence represents a Strong Value Opportunity, listed at a List Price of $565,000—positioned well below the $562,019 Fair Market Value (Note: Market is stable). Featuring a Condition Rating of 3, the home offers a Renovated Kitchen and Private Yard with fruit trees. While the 55+ occupancy requirement limits the buyer pool, the property provides a turnkey, single-level lifestyle in a central Monterey Bay location. This is an ideal acquisition for Downsizing Retirees or Owner-Occupants seeking a simplified, move-in ready home.
Estimated Market Value
$562,019
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 |
|---|---|---|---|---|---|---|
★ 446 Tuttle Avenue Subject 2 bd · 2 ba · 1,038 sqft · $541 | $565,000* List Price | 2 | 2 | 1,038 | $541 | - |
A 486 Joyce Drive Sold 2 bd · 2 ba · 1,057 sqft · $549 · 0.2 mi | $580,000 | 2 | 2 | 1,057 | $549 | 0.2 mi |
B 517 Vivienne Drive Sold 2 bd · 2 ba · 989 sqft · $586 · 0.2 mi | $579,500 | 2 | 2 | 989 | $586 | 0.2 mi |
C 410 Spruce Circle Sold 2 bd · 2 ba · 1,038 sqft · $477 · 0.1 mi | $495,000 | 2 | 2 | 1,038 | $477 | 0.1 mi |
D 771 Bronte Avenue Sold 2 bd · 2 ba · 1,103 sqft · $588 · 0.2 mi | $649,000 | 2 | 2 | 1,103 | $588 | 0.2 mi |
E 459 Vivienne Drive Sold 2 bd · 2 ba · 1,314 sqft · $438 · 0.1 mi | $575,000 | 2 | 2 | 1,314 | $438 | 0.1 mi |
F 569 Cedar Drive Sold 2 bd · 1 ba · 877 sqft · $599 · 0.2 mi | $525,000 | 2 | 1 | 877 | $599 | 0.2 mi |
G 714 Heather Court Sold 2 bd · 2 ba · 1,103 sqft · $612 · 0.1 mi | $675,000 | 2 | 2 | 1,103 | $612 | 0.1 mi |
H 624 Delta Way Sold 2 bd · 2 ba · 1,276 sqft · $548 · 0.3 mi | $699,000 | 2 | 2 | 1,276 | $548 | 0.3 mi |
I 623 Delta Way Active 2 bd · 2 ba · 1,064 sqft · $469 · 0.3 mi | $499,000 List Price | 2 | 2 | 1,064 | $469 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
Built in 1977 but features a renovated kitchen with granite countertops and refreshed bathrooms. The interior is well-maintained, move-in ready, and shows evidence of updates within the 5-15 year range, despite older white appliances.
PROSSTRENGTHS & OPPORTUNITIES
- Exceptional Value
Priced at $565,000, this property represents a rare opportunity to own a detached single-family home in the Monterey Bay area at a highly competitive price point.
- Turn-Key Interior
The home features an updated kitchen, refreshed bathrooms, and a functional single-level layout, offering a move-in-ready experience for the new owner.
- Desirable Outdoor Amenities
A private yard with fruit trees, a two-car garage, and proximity to local favorites like Gizdich Ranch and exercise trails enhance the lifestyle appeal.
CONSRISKS & DEFICIENCIES
- Age-Restricted Occupancy
Community rules requiring at least one resident to be 55+ and others 45+ significantly limit the potential buyer pool and future resale flexibility.
- Underperforming School District
The assigned public schools have low ratings (3-4 out of 10), which may deter buyers concerned with local educational standards and long-term appreciation.
About 446 Tuttle Avenue
Finding a single-family home between Santa Cruz and Carmel with a private yard at this price point is increasingly rare. This one brings all of it together. The two-bedroom, two-bathroom home offers the ease of single-level living with an updated kitchen, refreshed bathrooms, fireplace, and a comfortable layout that is ready to enjoy. Plenty of parking and a roomy 2 car garage is a plus. Outside, the private yard provides space to garden, relax, entertain, or pick your own fresh oranges! Staff of Life, Fruition Brewing, Sushi Qu, Silver Spur, local exercise trails, and seasonal U-pick destinations such as Gizdich Ranch and Birdsong Orchards are all nearby, giving everyday life plenty of local flavor. Ownership is not age-restricted, but community occupancy rules require at least one resident to be 55 or older, with additional residents at least 45. Whether you are looking to downsize, simplify, or explore an investment opportunity, this home offers exceptional value in a central Monterey Bay location.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1977
- Lot Size
- 4,487 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $30.0 / Month
Neighborhood Insights
Watsonville Unified Schools
Ann Soldo Elementary School
Grades K-5 • 0.5 mi
3/10
Lakeview Middle School
Grades 6-8 • 1.2 mi
3/10
Watsonville High School
Grades 9-12 • 1.0 mi
4/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.5 |
| Baths | 2.0 | 2.0 |
| Square foot | 1,038 | 1,212.057 |
| Lot Size | 4,487 | 5,911.8 |
| Price | $565.0K | $802.3K |
| Price per sq ft | $544 | $598 |
| Built year | 1977 | 1966 |
| HOA | $30.0 | $277 |
| Days on market | 10 | 57 |
Pricing History
Listed for Sale
Oct 14, 2026
$565,000
Initial Listing
Sold
Jun 26, 2013
$240,000
Public Record