ZIP CODE 95076 // SANTA CRUZ-WATSONVILLE, CA // DATA AS OF 2026-09-30
Watsonville, CA (95076) Rental Property Cap Rate & Cash Flow Report
Located in Santa Cruz County (Watsonville, CA), Zip Code 95076 ranks #265 of 500 within this selected sample (47th percentile) with a Zillow ZHVI typical home-value index of $823,234 (+1.6% YoY) and a ZORI observed market rent of $3,332/mo (-3.2% YoY). Requires at least 60.2% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$2,094/mo
Annual: -$25,128/yr
Modeled Cap Rate
3.02%
NOI: $24,825/yr
Cash-on-Cash Return
-13.27%
Cash Needed: $189,344
1% Rule Ratio
0.40%
Gross Yield: 4.86%
Break-Even Rent
$5,739/mo
State Tax: 0.71%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 95076 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CA Avg 0.71%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$4,163/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$1,263/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (95076)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2023 | $810,495 | $3,316/mo | 4.91% |
| 2024 | $820,852 | $3,509/mo | 5.13% |
| 2025 | $810,603 | $3,444/mo | 5.10% |
| 2026 | $823,234 | $3,332/mo | 4.86% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 90011 Los Angeles, CA | $600,313 | $2,418/mo | 3.00% | -$1,537/mo |
| 91730 Rancho Cucamonga, CA | $670,306 | $2,740/mo | 3.06% | -$1,682/mo |
| 92530 Lake Elsinore, CA | $559,000 | $2,239/mo | 2.97% | -$1,442/mo |
| 91710 Chino, CA | $756,530 | $3,027/mo | 2.97% | -$1,955/mo |
| 92154 San Diego, CA | $745,539 | $2,971/mo | 2.95% | -$1,937/mo |
| 92563 Murrieta, CA | $688,380 | $2,831/mo | 3.08% | -$1,712/mo |