New search
Property profile & analytics
OFF-MARKET
Mobile home & RV parks
16747 Armstrong Woods Rd Guerneville, CA 95446-9554
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1928521
Property profile
Verified
Property type
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Year built
1949
Construction
TILT-UP CONCRETE
Total area
621 SF
Lot
13.02 ac (567,151 SF)
APN
069-140-043-000
UPID
US10-1928521
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Two Crows California LLC · 7 yrs held
Two Crows California LLC
since 2019
7 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,087
Tax year 2024
Assessed value
$683,524
Assessed 2024
Previous assessed
$683,524
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$612,440
Assessed improvement
$71,084
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
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Status
Off-Market
Year built
1949
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Rooms
3
Bathrooms
1
Total area
621 SF
Lot
13.02 ac (567,151 SF)
APN
069-140-043-000
UPID
US10-1928521
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
1949
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Rooms
3
Bathrooms
1
Lot
13.02 ac
Current owner
From public records · entity-resolved
Two Crows California LLC
Entity
Mailing address
9890 BODEGA HWY, SEBASTOPOL, CA 95472-3057
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2021
—
Two Crows California LLC
—
Deed
related
$1,130,000 · Five Star Bank
Jan 29, 2019
$625,000
Two Crows California LLC
Bank Of America NA
Grant Deed
—
Apr 24, 2018
$639,783
Bank Of America NA
Quality Loan Service Corp|friedman,james L
Trustees Deed
related
—
Feb 1, 2001
$439,000
James L Friedman
Barrett Trust
Grant Deed
$275,000 · Pcm Financial Services
Feb 23, 1999
—
Barrett Trust
Barrett,jacqueline
Quit Claim Deed
related
—
Sep 30, 1998
$25,500
Barrett,jacqueline
Stone,susan
Trustees Deed
—
Sep 30, 1998
—
Jacqueline Barrett
Barrett,jacqueline
Quit Claim Deed
related
$311,000 · Southern Pacific Bank
Dec 30, 1994
$290,000
Jacqueline Barrett
White Trust
Grant Deed
$217,500 · Individual
Apr 11, 1994
—
White Trust
White,steven
Quit Claim Deed
related
$200,000 · Schmidt Trust
—
—
Jacqueline Barrett
—
Deed Of Trust
related
$50,000 · Individual
—
—
Jacqueline Barrett
—
Deed Of Trust
related
$30,300 · Us Small Business Admn
—
—
James L Friedman
—
Deed Of Trust
related
$378,000 · Washington Mutual Fsb
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 16747 Armstrong Woods Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
