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Property profile & analytics
OFF-MARKET
Estimated value
$5,940,000
Warehouses
20777 Stowa Way Cottonwood, CA 96022-8907
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2052447
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2002
Total area
41,675 SF
Lot
5.98 ac (260,488 SF)
Zoning code
PD
APN
088-160-061-000
UPID
US09-2052447
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
-
Cottonwood Mini Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.13M
CAP Approach
CAP
$7.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.94M
Owner & transaction history
Sean P Garvey · 1 yrs held
Sean P Garvey
since 2025
Last sale
$7.0M
4 recorded transactions
Zoning & alternative use
PD · Cottonwood, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$5.5M
+50.1%
Commercial (general)
$4.9M
+34.8%
Restaurant
$4.9M
+33.7%
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 Cottonwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cottonwood 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
$3,765,000
ML approach
$4,125,000
CAP Approach
CAP Return
Estimation
6%
$8,510,000
6.5%
$7,855,000
7%
$7,295,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,650,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,480,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,920,000
Change: +35% · Conversion: Difficult
RESTAURANT
$4,880,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,845,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$4,210,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$5.94M
Range $5.35M – $6.53M · ±10% · vs last sale $6.98M (Feb 21 2025)
Last sale anchor
$6.98M
Feb 21 2025
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
$143 / 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
$68,399
Tax year 2024
Assessed value
$6,365,593
Assessed 2024
Previous assessed
$6,365,593
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$530,604
Assessed improvement
$5,834,989
Applied tax rate
144.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2002
Heating
NONE
Total area
41,675 SF
Lot
5.98 ac (260,488 SF)
Zoning code
PD
APN
088-160-061-000
UPID
US09-2052447
Jurisdiction
SHASTA
Zoning & alternative use
PD · Cottonwood, CA
Zoning PD · permitted uses
PD · Cottonwood, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cottonwood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$4.9M
RESTAURANT
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.2M
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2002
Heating
NONE
Lot
5.98 ac
Current owner
From public records · entity-resolved
Sean P Garvey
Individual
Free & Clear · 1 yrs held
Mailing address
1550 WINTON WAY, ATWATER, CA 95301-3241
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2025
$6,975,000
Sean P Garvey
Cottonwood Mini Storage LLC
Grant Deed
—
May 28, 2021
$6,000,000
Cottonwood Mini Storage LLC
Winnie Yvonne Neilson Bigelow
Grant Deed
$4,200,000 · Meriwest Cu
May 27, 2009
—
Bigelow Family Trust
Bigelow Family Trust
Quit Claim Deed
related
—
Jan 4, 2006
—
Bigelow Family Trust
—
Trustees Deed
related
$998,000 · Umpqua Bank
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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