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Property profile & analytics
OFF-MARKET
Estimated value
$27,625,000
Warehouses
2249 Mcdowell Blvd Ext 1 Petaluma, CA 94954-5661
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3306497
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Construction
TILT-UP CONCRETE
Total area
109,993 SF
Lot
2.31 ac (100,534 SF)
APN
005-090-095-000
UPID
US09-3306497
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
by Request
CAP Approach
CAP
$30.31M
Comparable Approach
Comparable
$38.45M
Blend (final)
Blend
$27.63M
Owner & transaction history
Ranger II Ml P1 LP · 3 yrs held
Ranger II Ml P1 LP
since 2022
Last sale
$25.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$42.4M
+92.2%
Medical building
$40.4M
+83.2%
Auto repair, garage
$34.8M
+57.6%
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 Petaluma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Petaluma 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
$30,190,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$32,830,000
6.5%
$30,305,000
7%
$28,140,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$22,060,000
Current use
COMMERCIAL (GENERAL)
$42,395,000
Change: +92% · Conversion: Difficult
MEDICAL BUILDING
$40,415,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$34,760,000
Change: +58% · Conversion: Easy
INDUSTRIAL (GENERAL)
$34,545,000
Change: +57% · Conversion: Easy
Blend value · Realmo final
$27.63M
Range $24.86M – $30.39M · ±10% · vs last sale $25.00M (Dec 28 2022)
Last sale anchor
$25.00M
Dec 28 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
$251 / 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
$281,861
Tax year 2024
Assessed value
$25,500,000
Assessed 2024
Previous assessed
$25,500,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$7,650,000
Assessed improvement
$17,850,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
109,993 SF
Lot
2.31 ac (100,534 SF)
APN
005-090-095-000
UPID
US09-3306497
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
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$22.1M
COMMERCIAL (GENERAL)
Est. value
$42.4M
MEDICAL BUILDING
Est. value
$40.4M
AUTO REPAIR, GARAGE
Est. value
$34.8M
INDUSTRIAL (GENERAL)
Est. value
$34.5M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
2.31 ac
Current owner
From public records · entity-resolved
Ranger II Ml P1 LP
Entity
Free & Clear · 3 yrs held
Mailing address
575 5TH AVE, NEW YORK, NY 10017-2422
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2023
—
Ranger II Ml P1 LP
—
Deed
related
$30,000,000 · Metlife Real Estate Lending LLC
Dec 28, 2022
$25,000,000
Ranger II Ml P1 LP
Scannell Properties 531 LLC
Grant Deed
—
Jun 7, 2021
$17,500,000
Scannell Properties 531 LLC
Peter B Wardenburg
Grant Deed
$16,005,292 · Bmo Harris Bank NA
Feb 3, 2020
—
Warenburg 2009 Family Trust
—
Deed
related
$7,006,406 · Wells Fargo Bk
Sep 24, 2019
—
Wardenburg 2009 Family Trust
Dowell Group LLC
Quit Claim Deed
—
Sep 12, 2007
—
Mcdowell Group LLC
Adobe Creek Partners LLC
Grant Deed
$8,800,000 · Wells Fargo Bank NA
Apr 25, 2006
$15,500,000
Adobe Creek Partners LLC
Myron Rosner
Grant Deed
$11,000,000 · Wells Fargo Bank NA
—
—
Warenburg 2009 Family Trust
—
Deed Of Trust
related
$7,006,406 · Wells Fargo Bk
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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