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Property profile & analytics
OFF-MARKET
Estimated value
$2,155,000
Industrial properties
2945 Niagara Ave Colusa, CA 95932
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3844019
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1995
Construction
TILT-UP CONCRETE
Total area
18,060 SF
Lot
6 ac (261,360 SF)
APN
017-130-029-000
UPID
US09-3844019
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
$2.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$2.16M
Owner & transaction history
P & H Group Of Properties LLC · 4 yrs held
P & H Group Of Properties LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.2M
+53.7%
Restaurant
$2.1M
+42.6%
Auto repair, garage
$1.9M
+34.3%
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 Colusa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Colusa 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
$1,885,000
ML approach
$2,265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,450,000
Current use
RETAIL STORES
$2,225,000
Change: +54% · Conversion: Moderate
RESTAURANT
$2,065,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,945,000
Change: +34% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,730,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,725,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$2.16M
Range $1.94M – $2.37M · ±10% · vs last sale $2.15M (Apr 19 2022)
Last sale anchor
$2.15M
Apr 19 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
$119 / 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
$24,210
Tax year 2024
Assessed value
$2,236,860
Assessed 2024
Previous assessed
$2,236,860
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$832,320
Assessed improvement
$1,404,540
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
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1995
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
18,060 SF
Lot
6 ac (261,360 SF)
APN
017-130-029-000
UPID
US09-3844019
Jurisdiction
COLUSA
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
RETAIL STORES
Est. value
$2.2M
RESTAURANT
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE 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
1995
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
6 ac
Current owner
From public records · entity-resolved
P & H Group Of Properties LLC
Entity
Mailing address
9237 EARL FIFE DR, ELK GROVE, CA 95624-3571
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2022
$2,150,000
P & H Group Of Properties LLC
Donald Van Pelt
Grant Deed
$1,349,000 · Us Bank NA
Dec 28, 2020
—
Donald Van Pelt
—
Deed
related
$500,000 · Savings Bank Of Mendocino County
Nov 21, 2013
$410,000
Donald Van Pelt
Westamerica Bk
Grant Deed
$307,500 · Umpqua Bank
Nov 10, 2011
—
Colusa Rice Co INC
Colusa Industrial Props INC
Quit Claim Deed
related
$5,736,000 · Farm Credit Service
Apr 18, 2011
$1,337,049
Westamerica Bk
Mortgage Lender Services INC
Trustees Deed
related
—
Aug 1, 1994
—
Colusa Industrial Properties INC
—
Grant Deed
related
—
—
—
Donald Van Pelt
—
Deed Of Trust
related
$500,000 · Savings 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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