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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Office Spaces
280 Hemsted Dr Redding, CA 96002-0934
Trust Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1755480
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1980
Total area
10,056 SF
Lot
0.81 ac (35,283 SF)
APN
107-530-010-000
UPID
US09-1755480
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
-
Steven D. Riley, Redding Workers Compensation Attorney Law Firm
-
Law Office of Cowan & Brady Law Firm Financial Advisor
-
Capital Rivers Commercial - Haedrich Group Real Estate Agency
-
LPL Financial - Financial Advisor: Kevin Riley Financial Advisor
-
Shasta Voices Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.59M
Owner & transaction history
Shoff R C & K A 2012 Trust · 13 yrs held
Shoff R C & K A 2012 Trust
since 2012
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.7M
+54.1%
Retail stores
$1.6M
+48.1%
Medical building
$1.5M
+37.5%
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 Redding submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redding 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%
$1,880,000
6.5%
$1,735,000
7%
$1,610,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,085,000
Current use
RESTAURANT
$1,675,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$1,605,000
Change: +48% · Conversion: Easy
MEDICAL BUILDING
$1,490,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,115,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±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
$158 / 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
$19,791
Tax year 2024
Assessed value
$1,779,707
Assessed 2024
Previous assessed
$1,779,707
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$618,879
Assessed improvement
$1,160,828
Applied tax rate
1.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1980
Heating
NONE
Stories
2
Units
1
Bathrooms
4
Total area
10,056 SF
Lot
0.81 ac (35,283 SF)
APN
107-530-010-000
UPID
US09-1755480
Jurisdiction
SHASTA
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1980
Heating
NONE
Stories
2
Units
1
Bathrooms
4
Lot
0.81 ac
Current owner
From public records · entity-resolved
Shoff R C & K A 2012 Trust
Trust
Free & Clear · 13 yrs held
Mailing address
19765 ESCADA CT, REDDING, CA 96003-7493
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2022
—
H William Haedrich
—
Deed
related
$1,535,000 · Cornerstone Community Bank
Nov 29, 2012
—
Shoff R C & K A 2012 Trust
Shoff,robert & Kathleen
Quit Claim Deed
related
—
Dec 23, 2009
$352,000
Haedrich H William Trust
Cushman 2002 Trust
Grant Deed
—
Jun 6, 2008
$780,000
Michael J Cushman
Carl M Ebersole
Grant Deed
$1,275,000 · Redding Bank Of Commerce
Jun 20, 2003
—
Haedrich,tr
Haedrich,h W
Quit Claim Deed
related
—
Jan 30, 2002
—
Cushman Trust
Cushman,michael J & Jody L
Quit Claim Deed
related
—
Nov 14, 2001
—
Michael J Cushman
Jmb Investments LLC
Grant Deed
$875,000 · Redding Bank Of Commerce
Jun 28, 1999
$1,125,000
Jmb Investments LLC
Shasta Enterprises
Grant Deed
$843,750 · North Valley Bank
Jan 11, 1999
—
Antonio Rodriguez
Grace M Rodriguez Estate
Quit Claim Deed
related
—
—
—
Haedrich,h William Trust
—
Deed Of Trust
related
$1,432,500 · Five Star Bank
—
—
Robert C Shoff
—
Deed Of Trust
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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