475 Vivienne Drive, Watsonville, California 95076, Watsonville, 95076 - 2 bed, 2 bath
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475 Vivienne Drive
Watsonville, California 95076
ACTIVE
CONDITION: POOR
2Beds
2Baths
1,232Sq Ft
4,138Lot Size
Property Price
LIST PRICE$569,500
EST. MARKET VALUE
$516,681
10% AboveMARKET VALUE
SUMMARY
This property presents a High-Potential Investment Opportunity with a List Price of $589,000—positioned well above the $528,691 Fair Market Value by 11%. While the property requires a Fair Condition Rating (5/10) due to dated finishes, it offers a blank canvas for value-add renovations. Located in the 55+ Bay Village community, the single-story floor plan and private patio provide a functional foundation for long-term residents. This is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants looking to customize their retirement sanctuary.
Estimated Market Value
$516,681
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 |
|---|---|---|---|---|---|---|
★ 475 Vivienne Drive Subject 2 bd · 2 ba · 1,232 sqft · $419 | $569,500* List Price | 2 | 2 | 1,232 | $419 | - |
A 459 Vivienne Drive Sold 2 bd · 2 ba · 1,314 sqft · $438 · 0.0 mi | $575,000 | 2 | 2 | 1,314 | $438 | 0.0 mi |
B 560 Cedar Drive Sold 2 bd · 2 ba · 1,054 sqft · $422 · 0.2 mi | $445,000 | 2 | 2 | 1,054 | $422 | 0.2 mi |
C 525 El Rio Street Sold 2 bd · 1 ba · 930 sqft · $527 · 0.2 mi | $490,000 | 2 | 1 | 930 | $527 | 0.2 mi |
D 410 Spruce Circle Sold 2 bd · 2 ba · 1,038 sqft · $477 · 0.2 mi | $495,000 | 2 | 2 | 1,038 | $477 | 0.2 mi |
E 415 Spruce Circle Sold 2 bd · 1 ba · 913 sqft · $520 · 0.2 mi | $475,000 | 2 | 1 | 913 | $520 | 0.2 mi |
F 450 Beck Street Sold 3 bd · 2 ba · 1,242 sqft · $434 · 0.6 mi | $539,000 | 3 | 2 | 1,242 | $434 | 0.6 mi |
G 279 Hushbeck Avenue Pending 2 bd · 1 ba · 978 sqft · $493 · 0.4 mi | $482,000 List Price | 2 | 1 | 978 | $493 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Poor
TeardownExcellent
Property is extensive renovation needed.
Built in 1980 (44 years old) with mostly original finishes, including dated cabinetry, fluorescent lighting, and worn carpeting. The listing description explicitly invites 'reinvention' and 'redesigning the kitchen,' indicating the home needs a full cosmetic rehab to meet modern standards.
PROSSTRENGTHS & OPPORTUNITIES
- Single-Story Accessibility
The single-level floor plan offers ease of movement and long-term functionality, perfectly suited for the 55+ demographic in the Bay Village community.
- Prime Location & Lifestyle
Conveniently situated near the East Lake Shopping Center and scenic levee walking trails, the home offers a balanced lifestyle of daily amenities and outdoor recreation.
- Value-Add Potential
The property serves as a creative blank canvas, allowing buyers to build equity by modernizing finishes and tailoring the space to their specific tastes.
CONSRISKS & DEFICIENCIES
- Age-Restricted Community
As a 55+ senior community, the property has a limited pool of potential buyers, which may impact future resale speed and market reach.
- Dated Condition
The interior requires significant aesthetic updates and reinvention, necessitating additional immediate capital investment for renovations and modernizing finishes.
About 475 Vivienne Drive
Single-story ease meets creative opportunity in this 2 Bed | 2 Bath | 1,232 sf. single-family home. Located within Bay Village, a homeowners association community for residents age 55 and older, this functional floor plan presents a comfortable foundation for buyers ready to bring their own vision to life. The interiors invite reinvention, whether your plans include refreshing finishes, redesigning the kitchen, introducing bold color, or taking improvements one thoughtful project at a time. Consider it a chance to create a home that reflects your taste rather than someone else's renovation choices. Daily essentials and recreation are conveniently nearby. Follow the walking trail along the levee for fresh air and an easy change of scenery, then head to East Lake Shopping Center for shopping, dining, and everyday amenities.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1980
- Lot Size
- 4,138 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 • 0.4 mi
3/10
Lakeview Middle School
Grades 6-8 • 1.1 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 | 1,232 | 1,212.057 |
| Lot Size | 4,138 | 5,911.8 |
| Price | $569.5K | $802.3K |
| Price per sq ft | $462 | $598 |
| Built year | 1980 | 1966 |
| HOA | $30.0 | $277 |
| Days on market | 45 | 57 |
Pricing History
Listed for Sale
Oct 14, 2026
$569,500
$589,000
-3% Price Drop
Initial Listing
Price Change
Sep 10, 2026
$589,000
Initial Listing