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Property profile & analytics
OFF-MARKET
Estimated value
$1,860,000
Retail residential properties
18285 Hwy 12 El Verano, CA 95433
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3319138
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1948
Construction
WOOD
Total area
8,340 SF
Lot
0.96 ac (41,757 SF)
APN
056-415-020-000
UPID
US09-3319138
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
$1.70M
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$1.86M
Owner & transaction history
Ks Mattson Partners LP · 10 yrs held
Ks Mattson Partners LP
since 2015
6 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 El Verano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Verano 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%
$1,835,000
6.5%
$1,695,000
7%
$1,575,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,065,000
Change: -5% · Conversion: Easy
RETAIL STORES
$2,800,000
Change: -13% · Conversion: Easy
OFFICE BUILDING
$2,745,000
Change: -15% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,700,000
Change: -16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,635,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.86M
Range $1.67M – $2.05M · ±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
$223 / 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
$50,195
Tax year 2024
Assessed value
$2,588,101
Assessed 2024
Previous assessed
$2,588,101
+0.0% YoY
Effective rate
1.94%
On assessed value
Assessed land
$847,225
Assessed improvement
$1,740,876
Applied tax rate
158.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Stories
2
Rooms
6
Bathrooms
9
Total area
8,340 SF
Lot
0.96 ac (41,757 SF)
APN
056-415-020-000
UPID
US09-3319138
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
MEDICAL BUILDING
Est. value
$3.1M
RETAIL STORES
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
RETAIL STORES
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
1948
Construction
WOOD
Heating
NONE
Stories
2
Rooms
6
Bathrooms
9
Lot
0.96 ac
Current owner
From public records · entity-resolved
Ks Mattson Partners LP
Entity
Free & Clear · 10 yrs held
Mailing address
6359 AUBURN BLVD STE B, CITRUS HEIGHTS, CA 95621-5200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Jun 30, 2023
—
Ks Mattson Partners LP
—
Deed
related
$1,981,000 · The Socotra Fund LLC
Sep 30, 2020
—
Ks Mattson Partners LP
—
Deed
related
$1,815,000 · Socotra Opportunity Fund LLC
Dec 14, 2015
$2,340,000
Ks Mattson Partners LP
Savage M Living Trust
Grant Deed
related
—
Dec 10, 2015
$2,340,000
Ks Mattson Partners LP
Savage M Living Trust
Grant Deed
$1,170,000 · The Socotra Fund LLC
Apr 24, 2006
—
Savage Michelle Living Trust
Savage,michelle S
Quit Claim Deed
related
—
—
—
Ks Mattson Partners LP
—
Deed Of Trust
related
$1,815,000 · Socotra Opportunity Fund LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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