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Property profile & analytics
OFF-MARKET
Estimated value
$3,130,000
Retail space
301 Naranjo Blvd Woodlake, CA 93286-1444
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5900944
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2013
Construction
TILT-UP CONCRETE
Total area
12,572 SF
Lot
1.62 ac (70,567 SF)
Zoning code
C-5
APN
060-132-012-000
UPID
US09-5900944
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
-
Western Union Bank Credit Union
-
DG Market Grocery & Convenience Store Food Market
-
TNT Fireworks Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.19M
CAP Approach
CAP
$2.76M
Comparable Approach
Comparable
$2.59M
Blend (final)
Blend
$3.13M
Owner & transaction history
Ugo Iacobellis · 4 yrs held
Ugo Iacobellis
since 2022
Last sale
$3.5M
2 recorded transactions
Zoning & alternative use
C-5 · Woodlake, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.0M
+216.2%
Restaurant
$4.7M
+197.1%
Commercial (general)
$3.1M
+92.0%
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 Woodlake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodlake 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
$3,230,000
ML approach
$3,190,000
CAP Approach
CAP Return
Estimation
6%
$2,990,000
6.5%
$2,760,000
7%
$2,565,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,045,000
Change: +216% · Conversion: Moderate
RESTAURANT
$4,740,000
Change: +197% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,065,000
Change: +92% · Conversion: Easy
MEDICAL BUILDING
$2,535,000
Change: +59% · Conversion: Difficult
Blend value · Realmo final
$3.13M
Range $2.82M – $3.44M · ±10% · vs last sale $3.50M (Apr 28 2022)
Last sale anchor
$3.50M
Apr 28 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
$249 / 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
$38,289
Tax year 2024
Assessed value
$3,641,400
Assessed 2024
Previous assessed
$3,641,400
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$514,998
Assessed improvement
$3,126,402
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2013
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
12,572 SF
Lot
1.62 ac (70,567 SF)
Zoning code
C-5
APN
060-132-012-000
UPID
US09-5900944
Jurisdiction
TULARE
Zoning & alternative use
C-5 · Woodlake, CA
Zoning C-5 · permitted uses
C-5 · Woodlake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodlake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
RESTAURANT
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
COMMERCIAL (GENERAL)
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
2013
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
1.62 ac
Current owner
From public records · entity-resolved
Ugo Iacobellis
Individual
Free & Clear · 4 yrs held
Mailing address
3168 VIS GRANDE, SANTA ROSA VALLEY, CA 93012-8888
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2022
$3,500,000
Ugo Iacobellis
17007 Ventura Blvd LLC
Grant Deed
—
Jun 4, 2018
$3,120,000
17007 Ventura Blvd LLC
Sunland State Corp
Grant Deed
—
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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