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Property profile & analytics
OFF-MARKET
Estimated value
$10,410,000
Retail properties & Spaces
1268 Gibson Rd Woodland, CA 95776-6315
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0423470
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1987
Total area
40,000 SF
Lot
1.66 ac (72,309 SF)
Zoning code
C-2
APN
041-130-015-000
UPID
US09-0423470
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.70M
CAP Approach
CAP
$8.76M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.41M
Owner & transaction history
Acem LLC · 3 yrs held
Acem LLC
since 2022
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
C-2 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$11.2M
+110.7%
Auto repair, garage
$8.5M
+59.9%
Industrial (general)
$7.5M
+40.3%
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
$11,600,000
ML approach
$11,695,000
CAP Approach
CAP Return
Estimation
6%
$9,485,000
6.5%
$8,755,000
7%
$8,130,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,240,000
Change: +111% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,525,000
Change: +60% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,485,000
Change: +40% · Conversion: Difficult
OFFICE BUILDING
$7,450,000
Change: +40% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,665,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$10.41M
Range $9.37M – $11.45M · ±10% · vs last sale $10.00M (Jul 27 2022)
Last sale anchor
$10.00M
Jul 27 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
$260 / 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
$14,121
Tax year 2023
Assessed value
$1,322,830
Assessed 2023
Previous assessed
$1,322,830
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$626,208
Assessed improvement
$696,622
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 properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1987
Heating
NONE
Total area
40,000 SF
Lot
1.66 ac (72,309 SF)
Zoning code
C-2
APN
041-130-015-000
UPID
US09-0423470
Jurisdiction
YOLO
Zoning & alternative use
C-2 · Woodland, CA
Zoning 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
Woodland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.2M
AUTO REPAIR, GARAGE
Est. value
$8.5M
INDUSTRIAL (GENERAL)
Est. value
$7.5M
OFFICE BUILDING
Est. value
$7.5M
COMMERCIAL (GENERAL)
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (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
1987
Heating
NONE
Lot
1.66 ac
Current owner
From public records · entity-resolved
Acem LLC
Entity
Mailing address
2 N LK AVE STE #1025, PASADENA, CA 91101-5640
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
26 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2025
—
Acem LLC
—
Deed
related
$4,670,000 · Top Property Group LLC
Jul 27, 2022
$10,000,000
Acem LLC
Top Property Group LLC
Grant Deed
$5,000,000 · Top Property Group LLC
Aug 4, 2015
$11,367,000
Top Property Group LLC
County Fair Fashion Mall LLC
Grant Deed
$6,820,000 · East West Bank
Sep 29, 2011
—
County Fair Fashion Mall LLC
R & A Associates INC
Quit Claim Deed
related
$7,500,000 · Pacific Trust Bank
Dec 9, 2005
—
County Fair Fashion Mall LLC
Nnn County Fair-bradley LLC
Quit Claim Deed
—
May 31, 2000
$346,500
Nnn County Fair-dunham LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
May 31, 2000
$378,000
Nnn County Fair-dunham II LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Mar 3, 2000
$189,000
Nnn County Fair-douglas LLC
Nnn County Fair-douglas LLC
Grant Deed
related
—
Feb 18, 2000
$189,000
Nnn County Fair-bruney LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Feb 18, 2000
$505,500
Nnn County Fair-chen LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Feb 18, 2000
$283,500
Nnn County Fair-yonemoto LLC
Nnn County Fair Mall LLC
Grant Deed
related
—
Feb 4, 2000
$1,134,000
Nnn County Fair-whitney LLC
Nnn County Fair Mall LLC
Grant Deed
related
—
Dec 15, 1999
—
Nnn County Fair Mall LLC
Pacific Life Insurance Co
Grant Deed
$12,035,000 · Finova Realty Capital INC
Dec 15, 1999
$819,000
Nnn County Fair-whitney LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$378,000
Nnn County Fair-bradley LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$1,481,000
Nnn County Fair-kossner LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$1,133,636
Nnn County Fair-curto LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$630,000
Nnn County Fiar-cook LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$1,040,000
Nnn County Fair-collier LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$536,000
Nnn County Fair-desai LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$441,000
Nnn County Fair-humphrey LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$599,000
Nnn County Fair-birkhofer LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$410,000
Nnn County Fair-hartmann LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Dec 15, 1999
$315,000
Nnn County Fair-mosure LLC
Nnn County Fair Mall LLC
Trustees Deed
related
—
Jun 24, 1998
$19,250
Pacific Life Insurance Co
Carrere,george L
Trustees Deed
—
Feb 8, 1995
—
Carrere Trust
Carrere,george
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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