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Property profile & analytics
OFF-MARKET
Estimated value
$62,410,000
Apartment buildings
2900 Saint Paul Dr Santa Rosa, CA 95405-8575
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3173158
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1974
Total area
178,704 SF
Lot
10.76 ac (468,705 SF)
APN
147-063-001-000
UPID
US10-3173158
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
$48.03M
Comparable Approach
Comparable
$82.32M
Blend (final)
Blend
$62.41M
Owner & transaction history
Cp5 Sonoma Ridge LLC · 2 yrs held
Cp5 Sonoma Ridge LLC
since 2023
Last sale
$60.0M
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
$61,710,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$52,025,000
6.5%
$48,025,000
7%
$44,595,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$79,500,000
Current use
MEDICAL BUILDING
$65,660,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$62.41M
Range $56.17M – $68.65M · ±10% · vs last sale $60.00M (Sep 29 2023)
Last sale anchor
$60.00M
Sep 29 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
$349 / 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
$569,323
Tax year 2024
Assessed value
$50,737,359
Assessed 2024
Previous assessed
$50,737,359
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$14,791,780
Assessed improvement
$35,945,579
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1974
Heating
NONE
Cooling
NONE
Units
1
Total area
178,704 SF
Lot
10.76 ac (468,705 SF)
APN
147-063-001-000
UPID
US10-3173158
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$79.5M
MEDICAL BUILDING
Est. value
$65.7M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
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
1974
Heating
NONE
Cooling
Yes
Units
1
Lot
10.76 ac
Current owner
From public records · entity-resolved
Cp5 Sonoma Ridge LLC
Entity
Mailing address
2082 MICHELSON DR STE #400, IRVINE, CA 92612-1214
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2023
$60,000,000
Cp5 Sonoma Ridge LLC
Bridge Sonoma Ridge LLC
Grant Deed
$33,000,000 · Berkadia Commercial Mortgage LLC
Oct 1, 2018
—
Bridge-sonoma Ridge LLC
—
Deed
related
$6,747,000 · Cbre Multifamily Cap
Oct 6, 2016
$1,188,990
Bridge-sonoma Ridge LLC
Core Sonoma Ridge LLC
Grant Deed
$34,488,000 · Cbre Multifamily Cap
Apr 5, 2007
—
Tic Sonoma Ridge 17 LLC
Core Sonoma Ridge T LLC
Grant Deed
—
Feb 26, 2007
—
Tic Sonoma Ridge 6 LLC
Core Sonoma Ridge T LLC
Grant Deed
—
Oct 4, 2006
—
Core Sonoma Ridge T LLC
Bennett Valley Investors LLC
Grant Deed
$19,500,000 · Countrywide Com Real Estate Fin INC
Sep 13, 2004
—
Chang Income Property Ptshp
Chang Income Property Ptshp
Quit Claim Deed
$19,000,000 · Gmac Commercial Mortgage Corp
May 28, 2004
—
Chang Income Property Ptshp
Chang,tr
Quit Claim Deed
related
—
Jan 31, 1995
—
Chang Trust
Chang,t M & Yoshie F
Quit Claim Deed
related
—
—
—
Bridge-sonoma Ridge LLC
—
Deed Of Trust
related
$6,747,000 · Cbre Multifamily Cap
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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