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Property profile & analytics
OFF-MARKET
Vineyards
1220 Cyn Rd Geyserville, CA 95441-9638
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-3254634
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Lot
90.74 ac (3,952,634 SF)
APN
139-190-014-000
UPID
US09-3254634
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
-
Pedroncelli Winery Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Larry James Hortwick · 4 yrs held
Larry James Hortwick
since 2022
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Geyserville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Geyserville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$19,333
Tax year 2024
Assessed value
$1,742,520
Assessed 2024
Previous assessed
$1,742,520
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$369,828
Assessed improvement
$1,372,692
Applied tax rate
87.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Vineyards
Use group
WINERY
Status
Off-Market
Heating
NONE
Cooling
NONE
Lot
90.74 ac (3,952,634 SF)
APN
139-190-014-000
UPID
US09-3254634
Jurisdiction
SONOMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Lot
90.74 ac
Current owner
From public records · entity-resolved
Larry James Hortwick
Individual
Free & Clear · 4 yrs held
Mailing address
1220 CYN RD, GEYSERVILLE, CA 95441-9638
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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 9, 2025
—
2025 Pedroncelli Farms LLC
—
Deed
related
$2,000,000 · Equitable Financial Life Insurance Compa
Mar 18, 2022
—
Larry James Hortwick
Anthony Freeze Howard
Grant Deed
—
Mar 13, 2009
—
Pedroncelli Farms LLC
Pedroncelli J A & P Trust
Quit Claim Deed
—
Nov 25, 1996
—
Pedroncelli Trust
Pedroncelli,james A
Quit Claim Deed
related
—
Sep 6, 1996
—
Pedroncelli Trust
Pedroncelli,john A
Quit Claim Deed
related
—
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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