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Property profile & analytics
OFF-MARKET
Estimated value
$11,460,000
Retail space
1363 Mcdowell Blvd Petaluma, CA 94954-1114
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2987819
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
WOOD
Total area
88,482 SF
Lot
7.29 ac (317,552 SF)
APN
007-411-027-000
UPID
US10-2987819
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
-
SEPHORA at Kohl's Cosmetic Store
-
Kohl's Department Store
-
Poke and Tea Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.46M
Owner & transaction history
Pacific Castle Redwood LLC · 9 yrs held
Pacific Castle Redwood LLC
since 2017
4 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 Petaluma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Petaluma 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,465,000
6.5%
$12,430,000
7%
$11,540,000
Blend value · Realmo final
$11.46M
Range $10.31M – $12.61M · ±10%
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
$130 / 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
$193,356
Tax year 2024
Assessed value
$18,022,507
Assessed 2024
Previous assessed
$18,022,507
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$9,823,003
Assessed improvement
$8,199,504
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
2004
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
88,482 SF
Lot
7.29 ac (317,552 SF)
APN
007-411-027-000
UPID
US10-2987819
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
Year built
2004
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
7.29 ac
Current owner
From public records · entity-resolved
Pacific Castle Redwood LLC
Entity
Mailing address
2601 MAIN ST STE #900, IRVINE, CA 92614-4232
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2017
$34,000,000
Pacific Castle Redwood LLC
Redwood Gateway LLC
Grant Deed
$20,400,000 · Natixis
Nov 1, 2016
—
Redwood Gateway LLC
—
Deed
related
$25,000,000 · Wells Fargo Bank NA
Feb 13, 2009
—
Redwood Gateway LLC
—
Deed Of Trust
related
$29,500,000 · Bear Stearns Series 2006-pwr14
Sep 27, 2006
—
Redwood Gateway LLC
Focal Properties LLC
Grant Deed
$29,500,000 · Bear Stearns Commercial Mortgage In
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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