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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Retail space
180 Grant Ave 188 Winters, CA 95694-1780
Entity Owned
25-yr Hold
~
Est. High Equity
Property ID
US09-2041871
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
WOOD
Total area
8,953 SF
Lot
0.94 ac (40,946 SF)
Zoning code
C-2
APN
003-370-027-000
UPID
US09-2041871
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
-
Subway Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.96M
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$2.05M
Owner & transaction history
I,gateway Investors Club LLC · 25 yrs held
I,gateway Investors Club LLC
since 2001
6 recorded transactions
Zoning & alternative use
C-2 · Winters, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.7M
+19.2%
Commercial (general)
$2.6M
+16.8%
Apartment house (5+ units)
$2.5M
+12.1%
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 Winters submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winters 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%
$2,125,000
6.5%
$1,960,000
7%
$1,820,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,245,000
Current use
OFFICE BUILDING
$2,675,000
Change: +19% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,620,000
Change: +17% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,515,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,910,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±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
$229 / 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
$25,075
Tax year 2023
Assessed value
$2,063,866
Assessed 2023
Previous assessed
$2,063,866
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$615,534
Assessed improvement
$1,448,332
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
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1994
Construction
WOOD
Heating
NONE
Total area
8,953 SF
Lot
0.94 ac (40,946 SF)
Zoning code
C-2
APN
003-370-027-000
UPID
US09-2041871
Jurisdiction
YOLO
Zoning & alternative use
C-2 · Winters, CA
Zoning C-2 · permitted uses
C-2 · Winters, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winters. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1994
Construction
WOOD
Heating
NONE
Lot
0.94 ac
Current owner
From public records · entity-resolved
I,gateway Investors Club LLC
Entity
Mailing address
750 MASON ST STE #201, VACAVILLE, CA 95688-4633
Ownership since
2001
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
Jul 22, 2025
—
Gateway Investors Club LLC
—
Deed
related
$513,000 · Umpqua Bank
Feb 2, 2001
$1,425,000
I,gateway Investors Club LLC
Bt Properties 3
Grant Deed
related
$926,250 · Solano Bank
—
—
Properties 3 Bt
—
Deed Of Trust
related
$10,000 · Secured Asset Funding
—
—
Gateway Investors Club LLC
—
Deed Of Trust
related
$811,000 · Umpqua Bank
—
—
Properties 3 Bt
—
Deed Of Trust
related
$30,000 · Individual
—
—
Properties 3 Bt
—
Deed Of Trust
related
$40,000 · Pucci Trust
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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