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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Retail space
15320 Riv Rd Guerneville, CA 95446-9282
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3627628
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Construction
TYPE NOT SPECIFIED
Total area
2,032 SF
Lot
0.22 ac (9,750 SF)
Zoning code
C1
APN
070-130-040-000
UPID
US09-3627628
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
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$384k
Blend (final)
Blend
$585k
Owner & transaction history
Andrew Munsterman · 2 yrs held
Andrew Munsterman
since 2023
Last sale
$569,500
7 recorded transactions
Zoning & alternative use
C1 · Guerneville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$785,000
+14.9%
Medical building
$745,000
+9.5%
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 Guerneville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Guerneville 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
$635,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$680,000
Current use
COMMERCIAL (GENERAL)
$785,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$745,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$670,000
Change: -2% · Conversion: Easy
AUTO REPAIR, GARAGE
$640,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $570k (Jul 31 2023)
Last sale anchor
$570k
Jul 31 2023
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
$288 / 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
$5,242
Tax year 2024
Assessed value
$231,717
Assessed 2024
Previous assessed
$231,717
+0.0% YoY
Effective rate
2.26%
On assessed value
Assessed land
$144,827
Assessed improvement
$86,890
Applied tax rate
93.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
NONE
Stories
1
Total area
2,032 SF
Lot
0.22 ac (9,750 SF)
Zoning code
C1
APN
070-130-040-000
UPID
US09-3627628
Jurisdiction
SONOMA
Zoning & alternative use
C1 · Guerneville, CAZoning C1 · permitted uses
C1 · Guerneville, CA
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
$680,000
COMMERCIAL (GENERAL)
Est. value
$785,000
MEDICAL BUILDING
Est. value
$745,000
OFFICE BUILDING
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$640,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1974
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Andrew Munsterman
Individual
Mailing address
14691 CARRIER LN, GUERNEVILLE, CA 95446-9228
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2023
$569,500
Andrew Munsterman
Stanley B Buck
Grant Deed
$569,037 · Stanley Buck
Jan 9, 2015
—
Buck,s B & S J 2004 Trust
Buck S B & S J 2004 Trust
Quit Claim Deed
related
—
Jul 17, 2014
—
Stanley B Buck
Buck,susan J
Affidavit Of Death
related
—
Feb 13, 2004
—
Buck,tr
Buck,stanley B & Susan J
Quit Claim Deed
related
—
Jan 16, 2002
$160,000
Stanley B Buck
Cileo,bill F & Paula M
Grant Deed
$35,000 · David Silva
Jul 7, 1999
$56,623
Bill F Cielo
Martinez,matthew J & Heidi A
Trustees Deed
—
Feb 26, 1996
—
Matthew J Martinez
Martinez,matthew J & Heidi A
Quit Claim Deed
related
—
Mar 21, 1995
$115,000
Martinez,matthew J & Heidi A
Super Plumbing Supply Co
Trustees Deed
$92,000 · Seller
Mar 21, 1995
—
Super Plumbing Supply
Torres,jon E & Noreen A
Trustees Deed
related
—
—
—
Buck S B & S J 2004 Trust
—
Deed Of Trust
related
$11,800 · Sonoma County Community Dev Co
—
—
Matthew J Martinez
—
Deed Of Trust
related
$18,600 · Us Small Business Admn
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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