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Property profile & analytics
FOR LEASE
Warehouses
280 N Pioneer Ave Woodland, CA 95776
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-3740708
For Lease
1 / 3
$23,295,000
280 N Pioneer Ave, Woodland, CA 95776
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
TILT-UP CONCRETE
Total area
260,400 SF
Lot
12.79 ac (557,132 SF)
Zoning code
I
APN
027-360-038-000
UPID
US09-3740708
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
-
Tahoe Paperboard Company Mill
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.45M
Blend (final)
Blend
$23.30M
Owner & transaction history
280 N Pioneer Industrial Owner LP · 5 yrs held
280 N Pioneer Industrial Owner LP
since 2021
Last sale
$21.8M
7 recorded transactions
Zoning & alternative use
I · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$34.7M
+5.0%
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
$26,500,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$33,080,000
Current use
RETAIL STORES
$34,720,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$23.30M
Range $20.97M – $25.62M · ±10% · vs last sale $21.82M (Feb 22 2021)
Last sale anchor
$21.82M
Feb 22 2021
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
$89 / 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
$242,334
Tax year 2023
Assessed value
$22,701,528
Assessed 2023
Previous assessed
$22,701,528
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,611,404
Assessed improvement
$20,090,124
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
For Lease
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
260,400 SF
Lot
12.79 ac (557,132 SF)
Zoning code
I
APN
027-360-038-000
UPID
US09-3740708
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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$33.1M
RETAIL STORES
Est. value
$34.7M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
12.79 ac
Current owner
From public records · entity-resolved
280 N Pioneer Industrial Owner LP
Entity
Free & Clear · 5 yrs held
Mailing address
2001 ROSS AVE STE #3400, DALLAS, TX 75201-2966
Ownership since
2021
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
Feb 22, 2021
$21,820,000
280 N Pioneer Industrial Owner LP
Gpt Industrial Group I LP
Grant Deed
—
Oct 19, 2018
—
Gpt Indl Grp Owner I LP
—
Deed
related
—
Dec 20, 2016
$11,500,000
Gpt Indl Group Owner I LP
Us Indl Reit III-distribution
Grant Deed
$40,700,000 · Miscellaneous Ins Co
Jan 19, 2006
—
Lurie San Francisco INC
Lurie San Francisco INC
Quit Claim Deed
related
—
Aug 3, 2004
—
Lurie San Francisco INC
Lurie Co
Quit Claim Deed
related
—
Mar 3, 2003
—
Lurie Co
15th & Clark Streets LP
Grant Deed
related
—
Aug 17, 1998
$84,236
15th St. LP
Panattoni & Jhonson
Grant Deed
—
Jul 2, 1998
—
Panattoni
Civic Investment Corp
Grant Deed
related
—
—
—
Gpt Indl Grp Owner I LP
—
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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