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Property profile & analytics
OFF-MARKET
Estimated value
$2,035,000
Grocery and convenience stores
1250 Mendocino Ave Santa Rosa, CA 95401-4313
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-1885995
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1967
Construction
TILT-UP CONCRETE
Total area
8,840 SF
Lot
0.97 ac (42,253 SF)
APN
180-590-004-000
UPID
US09-1885995
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
-
Iglesia Universal Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.10M
CAP Approach
CAP
$1.48M
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$2.04M
Owner & transaction history
Thomas F Coyne · 4 yrs held
Thomas F Coyne
since 2022
Last sale
$2.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.3M
+32.2%
Auto repair, garage
$2.5M
+3.7%
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
$1,925,000
ML approach
$2,100,000
CAP Approach
CAP Return
Estimation
6%
$1,605,000
6.5%
$1,480,000
7%
$1,375,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,455,000
Current use
MEDICAL BUILDING
$3,250,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,545,000
Change: +4% · Conversion: Difficult
RESTAURANT
$2,425,000
Change: -1% · Conversion: Easy
OFFICE BUILDING
$2,115,000
Change: -14% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,010,000
Change: -18% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,980,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.04M
Range $1.83M – $2.24M · ±10% · vs last sale $2.55M (Jun 7 2022)
Last sale anchor
$2.55M
Jun 7 2022
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
$230 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$567
Tax year 2024
Assessed value
$494,411
Assessed 2024
Previous assessed
$494,411
+0.0% YoY
Effective rate
0.11%
On assessed value
Assessed land
$250,936
Assessed improvement
$243,475
Applied tax rate
4.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Total area
8,840 SF
Lot
0.97 ac (42,253 SF)
APN
180-590-004-000
UPID
US09-1885995
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RESTAURANT
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Thomas F Coyne
Individual
Free & Clear · 4 yrs held
Mailing address
2560 CALIFORNIA ST, SAN FRANCISCO, CA 94115-2616
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2022
$2,550,000
Thomas F Coyne
Denis Ronchelli
Grant Deed
—
Jul 5, 2017
—
Ronchelli Living Trust
Ronchelli,william J
Affidavit Of Death
related
—
Jul 9, 2015
—
Ronchelli Living Trust
Ronchelli Living Trust
Quit Claim Deed
related
—
Mar 9, 2010
—
Ronchelli Living Trust
Emery,kathleen A
Quit Claim Deed
related
—
Mar 11, 1997
—
William J Ronchelli
Ronchelli Trust
Quit Claim Deed
related
—
Aug 29, 1994
—
Ronchelli Trust
Ronchelli,willia
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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