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Property profile & analytics
OFF-MARKET
Office buildings
248 Sycamore St, Willows, CA 95988-2828
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0587671
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Construction
WOOD
Total area
5,300 SF
Lot
0.13 ac (5,662 SF)
Zoning code
CC
APN
002-172-003-000
UPID
US09-0587671
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
The Richard And Deannah Thomas Rev · 1 yrs held
The Richard And Deannah Thomas Rev
since 2025
7 recorded transactions
Zoning & alternative use
CC · Willows, 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 Willows submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willows 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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 2024Property tax & assessments
Tax year 2024
Tax billed
$2,245
Tax year 2024
Assessed value
$206,797
Assessed 2024
Previous assessed
$206,797
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$33,967
Assessed improvement
$172,830
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Rooms
4
Bathrooms
5
Total area
5,300 SF
Lot
0.13 ac (5,662 SF)
Zoning code
CC
APN
002-172-003-000
UPID
US09-0587671
Jurisdiction
GLENN
Zoning & alternative use
CC · Willows, CA
Zoning CC · permitted uses
CC · Willows, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willows. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
4
Bathrooms
5
Lot
0.13 ac
Current owner
From public records · entity-resolved
The Richard And Deannah Thomas Rev
Individual
Free & Clear · 1 yrs held
Mailing address
500 PACIFIC AVE, WILLOWS, CA 95988-2335
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2025
—
The Richard And Deannah Thomas Rev
The Richard And Deannah Thomas Rev
Deed
related
—
Dec 7, 2017
—
Thomas,richard & Deannah Trust
Thomas,richard M & Deannah L
Quit Claim Deed
related
—
Oct 1, 2003
$55,000
Richard M Thomas
Thomas,tr
Grant Deed
related
$90,000 · Tehama Bank
Sep 27, 2002
—
Richard M Thomas
Thomas,tr
Quit Claim Deed
related
$30,000 · Tehama Bank
Jun 15, 2001
—
Thomas Trust
Thomas,richard M & Deannah L
Quit Claim Deed
related
—
Dec 28, 1998
—
Glenn County Title Co Mgnt Psp
Glenn County Title Co
Quit Claim Deed
$140,000 · Seller
Jan 1, 1979
—
—
—
Grant Deed
related
—
—
—
Richard M Thomas
—
Deed Of Trust
related
$90,000 · Tehama Bank
—
—
Richard M Thomas
—
Deed Of Trust
related
$45,000 · Tehama 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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