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Property profile & analytics
OFF-MARKET
Estimated value
$6,940,000
Retail space
10 Main St Woodland, CA 95695-3016
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-2720842
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Total area
13,783 SF
Lot
0.83 ac (36,154 SF)
Zoning code
C-2
APN
064-130-037-000
UPID
US09-2720842
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Walgreens Pharmacy Pharmacy
-
Walgreens Pharmacy
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.94M
Owner & transaction history
Paramount Recording Studios · 5 yrs held
Paramount Recording Studios
since 2020
Last sale
$6.4M
5 recorded transactions
Zoning & alternative use
C-2 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.5M
+340.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Woodland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$7,905,000
ML approach
$7,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,545,000
Change: +341% · Conversion: Easy
Blend value · Realmo final
$6.94M
Range $6.25M – $7.63M · ±10% · vs last sale $6.40M (Dec 17 2020)
Last sale anchor
$6.40M
Dec 17 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$504 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$66,990
Tax year 2023
Assessed value
$6,275,534
Assessed 2023
Previous assessed
$6,275,534
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$578,147
Assessed improvement
$5,697,387
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Heating
NONE
Stories
1
Total area
13,783 SF
Lot
0.83 ac (36,154 SF)
Zoning code
C-2
APN
064-130-037-000
UPID
US09-2720842
Jurisdiction
YOLO
Zoning & alternative use
C-2 · Woodland, CAZoning C-2 · permitted uses
C-2 · Woodland, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$7.5M
RESTAURANT
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
NONE
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Paramount Recording Studios
Individual
Mailing address
104 WILMOT RD144G, DEERFIELD, IL 60015-5121
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2020
$6,400,000
Paramount Recording Studios
Ds Woodland Ca Landlord LLC
Grant Deed
$2,260,000 · Bank Of The West
Jan 20, 2010
—
Waltrust Properties INC
Walgreen Co
Quit Claim Deed
related
—
Jan 20, 2010
$280,000
Walgreen Co
Fung,paulson & Victorina
Grant Deed
—
May 7, 1997
—
Village Builders 96 LP
—
Grant Deed
related
$2,085,000 · Bank Of America
—
—
Paulson Fung
—
Deed Of Trust
related
$192,000 · Beneficial California INC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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