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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Office Spaces
155 Foss Crk Cir Healdsburg, CA 95448-4288
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-2168321
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Total area
2,480 SF
Lot
0.06 ac (2,500 SF)
APN
089-260-008-000
UPID
US09-2168321
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
-
Wine Industry Network Marketing & Advertising
-
WIN Expo Association / Organization
-
WineIndustry.Jobs (WINJobs) Employment Agency
-
Winery Association Leadership Conference Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$830k
Blend (final)
Blend
$690k
Owner & transaction history
Thomas Florian Frazer · 1 yrs held
Thomas Florian Frazer
since 2024
Last sale
$680,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$955,000
+17.1%
Medical building
$910,000
+11.7%
Retail stores
$830,000
+2.0%
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 Healdsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Healdsburg 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
$760,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$815,000
Current use
COMMERCIAL (GENERAL)
$955,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$910,000
Change: +12% · Conversion: Easy
RETAIL STORES
$830,000
Change: +2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$785,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$690k
Range $621k – $759k · ±10% · vs last sale $680k (Jun 27 2023)
Last sale anchor
$680k
Jun 27 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
$278 / 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
$8,765
Tax year 2024
Assessed value
$750,000
Assessed 2024
Previous assessed
$750,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$165,000
Assessed improvement
$585,000
Applied tax rate
2.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Heating
NONE
Stories
1
Units
1
Total area
2,480 SF
Lot
0.06 ac (2,500 SF)
APN
089-260-008-000
UPID
US09-2168321
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
OFFICE BUILDING Current
Est. value
$815,000
COMMERCIAL (GENERAL)
Est. value
$955,000
MEDICAL BUILDING
Est. value
$910,000
RETAIL STORES
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$785,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
2006
Heating
NONE
Stories
1
Units
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Thomas Florian Frazer
Individual
Mailing address
PO BOX 6764, KETCHUM, ID 83340-6764
Ownership since
2024
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
Dec 13, 2024
—
Thomas Florian Frazer
Thomas F Frazer
Deed
related
—
Jun 27, 2023
—
Thomas Florian Frazer
Patrick Mahlon Buckman
Intrafamily Transfer
related
—
Jul 26, 2010
$680,000
Heck Florene D 1991 Trust
Buttitta,patricia A
Grant Deed
—
Oct 27, 2006
$760,000
Patricia A Buttitta
Buchanan & Jenkins LLC
Grant Deed
$456,000 · Exchange Bank
—
—
Patricia A Buttitta
—
Deed Of Trust
related
$35,000 · Owen D Albini
—
—
Patricia A Buttitta
—
Deed Of Trust
related
$40,000 · William J Brogdon
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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