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Property profile & analytics
OFF-MARKET
Estimated value
$2,975,000
Warehouses
1311 Blue Grass Pl Woodland, CA 95776-5918
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-0446372
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Total area
21,072 SF
Lot
2.23 ac (97,138 SF)
Zoning code
I
APN
063-010-051-000
UPID
US09-0446372
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
-
Woodside Electronics Corp. Industrial Manufacturer Production Facility
-
WECO Sorting The Science of Optical Sorting A Duravant Company Production Facility Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.67M
CAP Approach
CAP
$2.65M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$2.98M
Owner & transaction history
V4 Investments LLC · 4 yrs held
V4 Investments LLC
since 2021
Last sale
$3.0M
6 recorded transactions
Zoning & alternative use
I · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.5M
+67.8%
Industrial (general)
$3.9M
+47.3%
Office building
$3.9M
+46.6%
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
$3,625,000
ML approach
$3,670,000
CAP Approach
CAP Return
Estimation
6%
$2,865,000
6.5%
$2,645,000
7%
$2,455,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,675,000
Current use
AUTO REPAIR, GARAGE
$4,490,000
Change: +68% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,940,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$3,925,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,510,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$2,810,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$2.98M
Range $2.68M – $3.27M · ±10% · vs last sale $2.99M (Nov 10 2021)
Last sale anchor
$2.99M
Nov 10 2021
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
$141 / 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
$32,502
Tax year 2023
Assessed value
$3,044,700
Assessed 2023
Previous assessed
$3,044,700
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$867,000
Assessed improvement
$2,177,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Heating
NONE
Total area
21,072 SF
Lot
2.23 ac (97,138 SF)
Zoning code
I
APN
063-010-051-000
UPID
US09-0446372
Jurisdiction
YOLO
Zoning & alternative use
I · Woodland, CA
Zoning I · permitted uses
I · 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
WAREHOUSE, STORAGE Current
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES
Est. value
$2.8M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1988
Heating
NONE
Lot
2.23 ac
Current owner
From public records · entity-resolved
V4 Investments LLC
Entity
Mailing address
PO BOX 792, WOODLAND, CA 95776-0792
Ownership since
2021
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
Nov 10, 2021
$2,985,000
V4 Investments LLC
Andros Enterprises LLC
Grant Deed
$1,500,000 · River City Bank
Jan 17, 2020
—
Andros Ents LLC
—
Deed
related
$1,000,000 · Alyson Douglas
Jul 22, 2010
$1,100,000
Andros Ents LLC
Bottling Group LLC
Grant Deed
—
May 2, 2001
—
Bottling Group LLC
Pepsi-cola Bottling Northern
Quit Claim Deed
related
—
—
—
Andros Enterprises LLC
—
Deed Of Trust
related
$800,000 · William B & Sally G Douglas
—
—
Andros Ents LLC
—
Deed Of Trust
related
$1,000,000 · Alyson Douglas
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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