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Property profile & analytics
OFF-MARKET
Estimated value
$14,020,000
Grocery and convenience stores
16405 Hwy 116 Guerneville, CA 95446-8328
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2191293
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1985
Construction
TILT-UP CONCRETE
Total area
36,590 SF
Lot
2.38 ac (103,672 SF)
APN
071-180-015-000
UPID
US09-2191293
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
$9.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.54M
Blend (final)
Blend
$14.02M
Owner & transaction history
16405 Hwy 116 LLC · 6 yrs held
16405 Hwy 116 LLC
since 2020
Last sale
$13.7M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.7M
+44.1%
Commercial (general)
$14.1M
+14.9%
Medical building
$13.4M
+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
$16,405,000
ML approach
$9,690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$12,280,000
Current use
RESTAURANT
$17,690,000
Change: +44% · Conversion: Easy
COMMERCIAL (GENERAL)
$14,105,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$13,445,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$12,040,000
Change: -2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$11,845,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,565,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$14.02M
Range $12.62M – $15.42M · ±10% · vs last sale $13.73M (Jun 12 2020)
Last sale anchor
$13.73M
Jun 12 2020
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
$383 / 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
$151,871
Tax year 2024
Assessed value
$10,717,728
Assessed 2024
Previous assessed
$10,717,728
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,968,561
Assessed improvement
$8,749,167
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
36,590 SF
Lot
2.38 ac (103,672 SF)
APN
071-180-015-000
UPID
US09-2191293
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
RETAIL STORES Current
Est. value
$12.3M
RESTAURANT
Est. value
$17.7M
COMMERCIAL (GENERAL)
Est. value
$14.1M
MEDICAL BUILDING
Est. value
$13.4M
OFFICE BUILDING
Est. value
$12.0M
INDUSTRIAL (GENERAL)
Est. value
$11.8M
AUTO REPAIR, GARAGE
Est. value
$11.6M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1985
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.38 ac
Current owner
From public records · entity-resolved
16405 Hwy 116 LLC
Entity
Mailing address
250 E PARKCENTER BLVD, BOISE, ID 83706-3940
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2020
—
16405 Hwy 116 LLC
Cf Albert Propco Jel LLC
Quit Claim Deed
$7,000,000 · Miscellaneous Ins Co
Jul 1, 2019
$13,729,091
Cf Albert Propco III LLC
Safeway INC
Grant Deed
$425,700,000 · Wells Fargo Bank NA
—
—
Safeway INC
—
Deed Of Trust
related
$1,145,000,000 · Wilmington Tr
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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