478 Vivienne Drive, Watsonville, California 95076, Watsonville, 95076 - 2 bed, 2 bath
Loading property details...
478 Vivienne Drive
Watsonville, California 95076
ACTIVE UNDER CONTRACT
CONDITION: GOOD
2Beds
2Baths
1,268Sq Ft
3,703Lot Size
Property Price
LIST PRICE$609,000
EST. MARKET VALUE
$609,000
SUMMARY
This Turnkey Single-Family Residence is a Strong Value Opportunity, listed at $609,000—positioned well below the $619,873 Fair Market Value by 1.76%. This valuation gap offers $10,873 in Instant Equity for the buyer. Featuring an Excellent Condition Rating with a remodeled kitchen, updated bathrooms, and hardwood floors, this home offers a low-maintenance lifestyle. Ideally suited for 55+ Active Adults or Downsizing Retirees, the property provides a peaceful, move-in ready sanctuary with minimal association fees.
Estimated Market Value
$609,000
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 |
|---|---|---|---|---|---|---|
★ 478 Vivienne Drive Subject | $609,000* List Price | 2 | 2 | 1,268 | $480 | - |
A 517 Vivienne Drive Sold | $579,500 | 2 | 2 | 989 | $586 | 0.1 mi |
B 771 Bronte Avenue Sold | $649,000 | 2 | 2 | 1,103 | $588 | 0.3 mi |
C 624 Delta Way Sold | $699,000 | 2 | 2 | 1,276 | $548 | 0.4 mi |
D 807 Delta Way Sold | $665,000 | 2 | 2 | 1,276 | $521 | 0.2 mi |
E 583 Bridge Street Sold | $508,700 | 2 | 1 | 885 | $575 | 0.5 mi |
F 415 Spruce Circle Sold | $475,000 | 2 | 1 | 913 | $520 | 0.2 mi |
G 517 Bridge Sold | $700,000 | 3 | 2 | 1,338 | $523 | 0.6 mi |
H 410 Spruce Circle Sold | $495,000 | 2 | 2 | 1,038 | $477 | 0.2 mi |
I 459 Vivienne Drive Active | $618,000 List Price | 2 | 2 | 1,314 | $470 | 0.1 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 1980 but significantly updated. Features a remodeled kitchen with newer solid-surface countertops, updated bathrooms with modern walk-in showers, and hardwood flooring throughout. The presence of a solar inverter indicates electrical system upgrades, and the home is well-maintained and move-in ready.
PROSSTRENGTHS & OPPORTUNITIES
- Turnkey Interior Condition
The property is move-in ready, featuring a recently updated kitchen, remodeled bathrooms, and high-quality hardwood flooring throughout.
- Accessible Single-Level Living
The single-story floor plan provides excellent accessibility and ease of movement, which is a highly sought-after feature for the target 55+ demographic.
- Low Carrying Costs
With a very low association fee of only $30 per month and a low-maintenance backyard, the property offers an affordable and manageable lifestyle for retirees.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 1268, other record living area = 1062.
- Restrictive Age Requirements
The 55+ age restriction significantly limits the pool of potential buyers, excluding younger families and general real estate investors.
- Extended Days on Market
Having been on the market for 50 days with a recent $30,000 price reduction, the property may face challenges regarding perceived value and market momentum.
About 478 Vivienne Drive
Price Improvement! Welcome to 478 Vivienne Drive! This beautifully maintained home features 2 spacious bedrooms and 2 updated bathrooms, offering comfortable single-level living. Enjoy a welcoming private front yard, a low-maintenance backyard, and a bonus storage shed for added convenience. The oversized one-car garage provides ample space for parking and storage. Inside, you'll find hardwood floors, an updated kitchen, and remodeled bathrooms, making this home truly move-in ready. Ideally situated within a desirable community, residents can enjoy a peaceful lifestyle along with community amenities. Buyer may be any age; however, at least one resident must be 55 years or older, and any additional resident must be at least 45 years old.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1980
- Lot Size
- 3,703 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 | 2.4 |
| Baths | 2.0 | 2.0 |
| Square foot | 1,268 | 1,198.231 |
| Lot Size | 3,703 | 6,133.615 |
| Price | $609.0K | $816.1K |
| Price per sq ft | $480 | $618 |
| Built year | 1980 | 1966 |
| HOA | $30.0 | $320 |
| Days on market | 94 | 57 |
Pricing History
Listed for Sale
Jul 31, 2026
$609,000
$639,000
-5% Price Drop
Initial Listing
Price Change
Jun 7, 2026
$639,000
Initial Listing
Sold
Nov 30, 2006
$378,000
Public Record
Sold
Oct 31, 2003
$290,000
Public Record