New search
Property profile & analytics
OFF-MARKET
Estimated value
$5,730,000
Vineyards
2201 Westside Rd Healdsburg, CA 95448-9342
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-0448625
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1979
Total area
3,000 SF
Lot
13.8 ac (601,128 SF)
APN
110-150-009-000
UPID
US09-0448625
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
-
Overshine Wine Co. Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.73M
Owner & transaction history
Armida Holdings LLC · 2 yrs held
Armida Holdings LLC
since 2023
Last sale
$5.4M
7 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 Healdsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Healdsburg 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
$6,065,000
ML approach
$5,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.73M
Range $5.16M – $6.30M · ±10% · vs last sale $5.44M (Aug 4 2023)
Last sale anchor
$5.44M
Aug 4 2023
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
$1,910 / 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
$25,724
Tax year 2024
Assessed value
$2,189,529
Assessed 2024
Previous assessed
$2,189,529
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$428,576
Assessed improvement
$1,760,953
Applied tax rate
176.0000
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1979
Heating
NONE
Cooling
NONE
Total area
3,000 SF
Lot
13.8 ac (601,128 SF)
APN
110-150-009-000
UPID
US09-0448625
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
Building & site characteristics
From public records
Year built
1979
Heating
NONE
Cooling
Yes
Lot
13.8 ac
Current owner
From public records · entity-resolved
Armida Holdings LLC
Entity
Mailing address
PO BOX 94026, MENLO PARK, CA 94026
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2023
$5,440,500
Armida Holdings LLC
Armida Winery
Grant Deed
—
Nov 8, 2022
—
Armida Winery
—
Deed
related
$3,200,000 · City National Bank
Jul 5, 2019
—
Armida Winery
—
Deed
related
$1,500,000 · Bank Of The West
Jun 28, 2018
—
Armida Winery
—
Deed
related
$536,000 · Bank Of West
May 3, 2017
—
Armida Winery
—
Deed
related
$1,500,000 · Bank Of The West
Jun 23, 2016
—
Armida Winery
—
Deed
related
$1,500,000 · Bank Of The West
Mar 16, 1999
$869,463
Armida Winery
Frugoli,robert J & Rita B
Grant Deed
—
May 18, 1989
$787,500
Robert J Frugoli
Hultgren,& Sampe
Grant Deed
—
—
—
Armida Winery
—
Loan Modification
related
$2,450,000 · Bank Of The West
—
—
Armida Winery
—
Loan Modification
related
$950,000 · Bank Of The West
—
—
Armida Winery
—
Deed Of Trust
related
$1,500,000 · Bank Of The West
—
—
Armida Winery
—
Deed Of Trust
related
$950,000 · Bank Of The West
—
—
Armida Winery
—
Loan Modification
related
$1,500,000 · Bank Of The West
—
—
Armida Winery
—
Loan Modification
related
$2,450,000 · Bank Of The West
—
—
W Armida
—
Deed Of Trust
related
$1,000,000 · Exchange Bank
—
—
Armida Winery
—
Loan Modification
related
$1,500,000 · Bank Of The West
—
—
Armida Winery
—
Deed Of Trust
related
$536,000 · Bank Of West
—
—
Armida Winery
—
Deed Of Trust
related
$500,000 · Exchange Bank
—
—
Armida Winery
—
Deed Of Trust
related
$2,450,000 · Bank Of The West
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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