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Property profile & analytics
OFF-MARKET
Estimated value
$6,400,000
Retail space
1885 Gibson Rd Woodland, CA 95776-5163
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-2235217
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
58,658 SF
Lot
5.62 ac (244,807 SF)
Zoning code
C-1
APN
027-800-006-000
UPID
US09-2235217
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
-
Bel Air Grocery & Convenience Store Food Market
-
Wells Fargo ATM Atm
-
Coinstar Kiosk | Bitcoin ATM Atm Currency Exchange Service
-
TNT Fireworks Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.40M
Owner & transaction history
Peggy J Morris · 3 yrs held
Peggy J Morris
since 2022
2 recorded transactions
Zoning & alternative use
C-1 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.8M
+24.9%
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 Woodland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,820,000
Current use
COMMERCIAL (GENERAL)
$9,770,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$7,450,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$6.40M
Range $5.76M – $7.04M · ±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
$109 / 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
$115,665
Tax year 2023
Assessed value
$9,200,000
Assessed 2023
Previous assessed
$9,200,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$3,700,000
Assessed improvement
$5,500,000
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
58,658 SF
Lot
5.62 ac (244,807 SF)
Zoning code
C-1
APN
027-800-006-000
UPID
US09-2235217
Jurisdiction
YOLO
Zoning & alternative use
C-1 · Woodland, CAZoning C-1 · permitted uses
C-1 · Woodland, CA
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
$7.8M
COMMERCIAL (GENERAL)
Est. value
$9.8M
WAREHOUSE, STORAGE
Est. value
$7.5M
RETAIL STORES Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
5.62 ac
Current owner
From public records · entity-resolved
Peggy J Morris
Individual
Free & Clear · 3 yrs held
Mailing address
3880 S BASCOM AVE STE #205, SAN JOSE, CA 95124-2675
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2022
—
Peggy J Morris
Peggy J Morris
Intrafamily Transfer
related
—
May 16, 2008
$8,866,600
Morris Trust
Best Of Gibson Plaza Partners
Grant 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.
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