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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Retail space
305 Cottonwood St, Woodland, CA 95695-2920
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-0247409
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Total area
3,500 SF
Lot
0.3 ac (13,068 SF)
Zoning code
C-2
APN
064-140-002-000
UPID
US09-0247409
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
-
Woodland Funeral Chapel Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$765k
Comparable Approach
Comparable
$630k
Blend (final)
Blend
$550k
Owner & transaction history
305 Cottonwood LLC · 2 yrs held
305 Cottonwood LLC
since 2024
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
C-2 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$760,000
+75.5%
Auto repair, garage
$745,000
+71.7%
Office building
$695,000
+59.9%
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
$550,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$830,000
6.5%
$765,000
7%
$710,000
Alternative Use
Use
Estimation
RETAIL STORES
$435,000
Current use
WAREHOUSE, STORAGE
$760,000
Change: +75% · Conversion: Difficult
AUTO REPAIR, GARAGE
$745,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$695,000
Change: +60% · Conversion: Easy
COMMERCIAL (GENERAL)
$665,000
Change: +53% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Jan 5 2024)
Last sale anchor
$550k
Jan 5 2024
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
$157 / 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
$8,049
Tax year 2023
Assessed value
$753,979
Assessed 2023
Previous assessed
$753,979
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$200,960
Assessed improvement
$553,019
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Heating
NONE
Total area
3,500 SF
Lot
0.3 ac (13,068 SF)
Zoning code
C-2
APN
064-140-002-000
UPID
US09-0247409
Jurisdiction
YOLO
Zoning & alternative use
C-2 · Woodland, CA
Zoning C-2 · permitted uses
C-2 · 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
RETAIL STORES Current
Est. value
$435,000
WAREHOUSE, STORAGE
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$745,000
OFFICE BUILDING
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$665,000
RETAIL STORES Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1973
Heating
NONE
Lot
0.3 ac
Current owner
From public records · entity-resolved
305 Cottonwood LLC
Entity
Mailing address
524 ELMIRA RD, VACAVILLE, CA 95687-4931
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2024
$550,000
305 Cottonwood LLC
David E Aukes
Grant Deed
$329,000 · Bryant Reynolds
Dec 21, 2018
—
I S Reynolds
Reynolds,ivan S
Affidavit Of Death
related
—
Oct 14, 2014
—
Aukes,david E & K E 2014 Trust
Aukes,david E & Kathy E
Quit Claim Deed
related
—
Jan 6, 2005
$520,000
David E Aukes
Reynolds Ivan & B Trust
Grant Deed
$375,000 · Reynolds Ivan & Beverly Trust 006329
—
—
Reynolds Ivan & Beverly Trust
—
Deed Of Trust
related
$120,000 · Umpqua Bank
—
—
Ivan S Reynolds
—
Deed Of Trust
related
$10,400 · Whittle E M
—
—
Ivan S Reynolds
—
Deed Of Trust
related
$10,000 · Whittle E M
—
—
Reynolds Trust
—
Deed Of Trust
related
$159,950 · Us Bank Of California
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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