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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office buildings
171 High St Sebastopol, CA 95472-3704
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-2244642
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Construction
WOOD
Total area
2,120 SF
Lot
0.19 ac (8,112 SF)
APN
004-243-002-000
UPID
US09-2244642
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
-
Ehrlich Neil P MD Physician
-
Judith Goleman, MFT Marriage Or Relationship Counselor Family Counselor
-
Alex Kritz MFT Family Counselor
-
Goldstine Thea Physician Medical Clinic
-
mordechai mitnick, Licensed Psychotherapist Psychotherapist Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
$490k
Comparable Approach
Comparable
$504k
Blend (final)
Blend
$510k
Owner & transaction history
Besty Hershifield Cohen · 5 yrs held
Besty Hershifield Cohen
since 2021
Last sale
$425,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$815,000
+17.1%
Medical building
$780,000
+11.7%
Retail stores
$710,000
+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 Sebastopol submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sebastopol 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
$525,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
$530,000
6.5%
$490,000
7%
$455,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$700,000
Current use
COMMERCIAL (GENERAL)
$815,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$780,000
Change: +12% · Conversion: Easy
RETAIL STORES
$710,000
Change: +2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$670,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $425k (Mar 22 2021)
Last sale anchor
$425k
Mar 22 2021
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
$241 / 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
$7,425
Tax year 2024
Assessed value
$628,742
Assessed 2024
Previous assessed
$628,742
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$214,911
Assessed improvement
$413,831
Applied tax rate
5.0000
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 buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
1
Rooms
7
Bathrooms
1
Total area
2,120 SF
Lot
0.19 ac (8,112 SF)
APN
004-243-002-000
UPID
US09-2244642
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
$700,000
COMMERCIAL (GENERAL)
Est. value
$815,000
MEDICAL BUILDING
Est. value
$780,000
RETAIL STORES
Est. value
$710,000
AUTO REPAIR, GARAGE
Est. value
$670,000
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
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Rooms
7
Bathrooms
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Besty Hershifield Cohen
Individual
Free & Clear · 5 yrs held
Mailing address
171 N HIGH ST, SEBASTOPOL, CA 95472-3704
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Mar 22, 2021
$425,000
Besty Hershifield Cohen
Philip G Cohen
Grant Deed
—
Jun 29, 2016
—
Cohen,philip G & Mary E Trust
Cohen,philip G
Quit Claim Deed
related
—
May 5, 2016
—
Philip G Cohen
Cohen Beatrice B Trust
Quit Claim 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.
Try Rey
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