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Property profile & analytics
OFF-MARKET
Estimated value
$8,015,000
Manufacturing properties
1620 Kentucky Ave Woodland, CA 95776-6110
Individually Owned
17-yr Hold
Free & Clear
Property ID
US10-1778362
Property profile
Verified
Property type
Manufacturing properties
Use group
MILL (FEED, GRAIN, LUMBER, TEXTILE)
Year built
1984
Total area
61,005 SF
Lot
3.98 ac (173,368 SF)
Zoning code
I
APN
027-360-028-000
UPID
US10-1778362
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
-
SunFoods Llc Big Box & Wholesale Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.31M
Comparable Approach
Comparable
$9.17M
Blend (final)
Blend
$8.02M
Owner & transaction history
Thomas S Atkinson II · 17 yrs held
Thomas S Atkinson II
since 2008
7 recorded transactions
Zoning & alternative use
I · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$13.0M
+14.0%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,830,000
6.5%
$6,305,000
7%
$5,855,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,410,000
Current use
AUTO REPAIR, GARAGE
$13,005,000
Change: +14% · Conversion: Easy
OFFICE BUILDING
$11,360,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,165,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$8.02M
Range $7.21M – $8.82M · ±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
$131 / 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
$101,155
Tax year 2023
Assessed value
$9,384,280
Assessed 2024
Previous assessed
$9,384,280
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$656,500
Assessed improvement
$8,727,780
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
Manufacturing properties
Use group
MILL (FEED, GRAIN, LUMBER, TEXTILE)
Status
Off-Market
Year built
1984
Heating
NONE
Stories
1
Total area
61,005 SF
Lot
3.98 ac (173,368 SF)
Zoning code
I
APN
027-360-028-000
UPID
US10-1778362
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
INDUSTRIAL (GENERAL) Current
Est. value
$11.4M
AUTO REPAIR, GARAGE
Est. value
$13.0M
OFFICE BUILDING
Est. value
$11.4M
COMMERCIAL (GENERAL)
Est. value
$10.2M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1984
Heating
NONE
Stories
1
Lot
3.98 ac
Current owner
From public records · entity-resolved
Thomas S Atkinson II
Individual
Free & Clear · 17 yrs held
Mailing address
PO BOX 8729, WOODLAND, CA 95776-8729
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2008
$1,000,000
Thomas S Atkinson II
Heidrick J A JR & S P Trust
Grant Deed
—
Sep 30, 2008
—
Sunfoods LLC
Pacific Basin Milling LLC
Grant Deed
—
Dec 29, 2006
—
Heidrick J A JR & S P Trust
Heidrick,joe JR
Quit Claim Deed
related
—
Dec 29, 2006
$3,200,000
Pacific Basin Milling LLC
Meyer Barbara L Trust
Grant Deed
$3,200,000 · Community Business Bank
Dec 29, 2006
$800,000
Heidrick J A JR & S P Trust
Meyer Barbara L Trust
Grant Deed
—
May 2, 2006
$2,500,000
Joe Heidrick JR.
Meyer Barbara L Trust
Grant Deed
—
May 2, 2006
—
Meyer Barbara L Trust
Meyer Holly C Trust
Quit Claim Deed
related
—
May 1, 2006
$1,500,000
Jeff Barnes
Meyer Barbara L Trust
Grant Deed
—
Mar 17, 2004
—
Meyer,tr
Meyer,barbara L
Quit Claim Deed
related
—
Nov 7, 2002
$4,000,000
Dom Holding Corp
—
Grant Deed
related
—
Dec 19, 2001
—
Dom Holdings INC
—
Deed Of Trust
related
$5,500,000 · Justin R Meyer
Nov 16, 2001
—
Dom Holdings INC
Pacific Basin Rice Products
Grant Deed
related
—
Feb 7, 2001
$200,000
Pacific Basin Rice Products
Rga Special LLC
Grant Deed
related
—
Nov 22, 2000
—
Rga Special LLC
Rga Products INC
Quit Claim Deed
related
—
Nov 26, 1997
—
Rga Products INC
—
Deed Of Trust
related
$10,000,000 · John Hancock Mutual Life Ins
Oct 27, 1997
—
Rga Products INC
Rice Growers Assoc Cal
Grant 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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