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Property profile & analytics
OFF-MARKET
Estimated value
$4,560,000
Manufacturing properties
22 Pioneer Ave Woodland, CA 95776
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-0446370
Property profile
Verified
Property type
Manufacturing properties
Use group
MILL (FEED, GRAIN, LUMBER, TEXTILE)
Year built
1974
Construction
TILT-UP CONCRETE
Total area
73,890 SF
Lot
0.02 ac (683 SF)
Zoning code
I
APN
063-030-028-000
UPID
US09-0446370
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
-
Redwood Empire Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.91M
Blend (final)
Blend
$4.56M
Owner & transaction history
Pacific States Industries Incorpora · 11 yrs held
Pacific States Industries Incorpora
since 2014
5 recorded transactions
Zoning & alternative use
I · Woodland, 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 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
Blend value · Realmo final
$4.56M
Range $4.10M – $5.02M · ±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
$62 / 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
$37,577
Tax year 2023
Assessed value
$3,520,188
Assessed 2023
Previous assessed
$3,520,188
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,270,696
Assessed improvement
$2,249,492
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
Manufacturing properties
Use group
MILL (FEED, GRAIN, LUMBER, TEXTILE)
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
YES
Stories
1
Total area
73,890 SF
Lot
0.02 ac (683 SF)
Zoning code
I
APN
063-030-028-000
UPID
US09-0446370
Jurisdiction
YOLO
Zoning & alternative use
I · Woodland, CA
Zoning I · permitted uses
I · Woodland, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodland. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Construction
TILT-UP CONCRETE
Heating
YES
Stories
1
Lot
0.02 ac
Current owner
From public records · entity-resolved
Pacific States Industries Incorpora
Individual
Mailing address
18625 SUTTER BLVD STE #900, MORGAN HILL, CA 95037-2865
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2014
$2,400,000
Pacific States Industries Incorpora
California Redwood Company
Grant Deed
$1,600,000 · California Redwood Company
Feb 5, 2013
—
California Redwood Co
Crc Distribution LLC
Grant Deed
—
Jun 17, 2011
$3,400,000
Crc Distribution LLC
Benton-wheeler & Assocs LLC
Warranty Deed
—
Nov 27, 2002
—
Benton-wheeler & Assoc LLC
Fred Duchi & Associates
Grant Deed
$2,970,000 · Fred Duchi & Associates
Feb 4, 1997
—
Duchi Fred
—
Deed Of Trust
related
$1,335,000 · Us Bank Of California
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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