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Property profile & analytics
OFF-MARKET
Estimated value
$5,965,000
Sports & entertainment properties
20500 Tumbling Mcd Rd Philo, CA 95466-9583
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-3402218
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Lot
25.41 ac (1,106,859 SF)
Zoning code
FL160
APN
046-031-46-00
UPID
US09-3402218
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
$6.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.97M
Owner & transaction history
Roland Wentzel · 3 yrs held
Roland Wentzel
since 2022
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
FL160 · Philo, CA
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 Philo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Philo 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
$5,495,000
ML approach
$5,995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.97M
Range $5.37M – $6.56M · ±10% · vs last sale $5.95M (Oct 24 2022)
Last sale anchor
$5.95M
Oct 24 2022
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
—
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
$10,760
Tax year 2023
Assessed value
$918,669
Assessed 2023
Previous assessed
$918,669
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$350,517
Assessed improvement
$568,152
Applied tax rate
53.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Heating
NONE
Lot
25.41 ac (1,106,859 SF)
Zoning code
FL160
APN
046-031-46-00
UPID
US09-3402218
Jurisdiction
MENDOCINO
Zoning & alternative use
FL160 · Philo, CA
Zoning FL160 · permitted uses
FL160 · Philo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Philo. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
25.41 ac
Current owner
From public records · entity-resolved
Roland Wentzel
Individual
Free & Clear · 3 yrs held
Mailing address
424 HAYDON ST, HEALDSBURG, CA 95448-4414
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2026
—
Roland And Barbara Wentzel 1998 Tru
—
Deed
related
$550,000 · Ronald Brent Cooper
Oct 31, 2022
—
Roland Wentzel
—
Deed
related
$150,000 · Peter Boudoures
Oct 24, 2022
$150,000
Roland Wentzel
Peter Boudoures
Deed In Lieu Of Foreclosure
related
—
Oct 5, 2021
—
Peter Boudoures
Roland Wentzel
Correction Deed
related
—
Mar 13, 2020
$5,950,000
Peter Boudoures
Wentzel R & B 1998 Trust
Grant Deed
$1,000,000 · Diana Wiedemann R 401k (ct)
Nov 13, 2000
—
Wentzel Trust
Wentzel,roland & Barbara
Quit Claim Deed
related
—
Nov 7, 2000
—
Roland Wentzel
Mitchell,jeffery E & Maria V
Grant Deed
$2,530,000 · Pacific Coast Farm Credit Svcs
—
—
Jeffrey E Mitchell
—
Deed Of Trust
related
$200,000 · William M Austen Trustee
—
—
Jeffrey E Mitchell
—
Deed Of Trust
related
$500,000 · Boonville Land Co INC
—
—
Jeffrey E Mitchell
—
Deed Of Trust
related
$500,000 · Western Adventist Foundation
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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