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Property profile & analytics
OFF-MARKET
Estimated value
$6,360,000
Grocery and convenience stores
31-33 Main St 33 Woodland, CA 95695-3015
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-2027080
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1981
Construction
TILT-UP CONCRETE
Total area
35,795 SF
Lot
2.67 ac (116,305 SF)
Zoning code
C-2
APN
065-250-037-000
UPID
US09-2027080
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
-
That’s cheap grocery Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.84M
Comparable Approach
Comparable
$6.27M
Blend (final)
Blend
$6.36M
Owner & transaction history
Shami Valley West LLC · 8 yrs held
Shami Valley West LLC
since 2017
6 recorded transactions
Zoning & alternative use
C-2 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$10.1M
+126.4%
Warehouse, storage
$7.8M
+75.5%
Auto repair, garage
$7.6M
+71.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,490,000
6.5%
$7,835,000
7%
$7,275,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,445,000
Current use
APARTMENT HOUSE (5+ UNITS)
$10,055,000
Change: +126% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,795,000
Change: +75% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,630,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$7,105,000
Change: +60% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,785,000
Change: +53% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,695,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$6.36M
Range $5.72M – $7.00M · ±10%
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
$178 / 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
$53,702
Tax year 2023
Assessed value
$5,030,770
Assessed 2023
Previous assessed
$5,030,770
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,312,374
Assessed improvement
$3,718,396
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
35,795 SF
Lot
2.67 ac (116,305 SF)
Zoning code
C-2
APN
065-250-037-000
UPID
US09-2027080
Jurisdiction
YOLO
Zoning & alternative use
C-2 · Woodland, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.1M
WAREHOUSE, STORAGE
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$7.6M
OFFICE BUILDING
Est. value
$7.1M
COMMERCIAL (GENERAL)
Est. value
$6.8M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
2.67 ac
Current owner
From public records · entity-resolved
Shami Valley West LLC
Entity
Mailing address
3647 RUTHERFORD WAY, SANTA ROSA, CA 95404-7670
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2017
$4,800,000
Shami Valley West LLC
Bugeja,peter & Bruna
Trustees Deed
$3,000,000 · Tri Counties Bank
Sep 9, 2004
—
Huntington Beach 2 LLC
Lace,donald A JR
Grant Deed
related
—
Jul 19, 2002
$1,150,000
Donald A Lace
Safeway INC
Grant Deed
$1,300,000 · Dennis L Coon Trustee
Jan 28, 1994
$1,725,000
Safeway INC
Neca/pbtf Wester
Grant Deed
—
Nov 16, 1981
$2,122,000
—
—
Grant Deed
related
—
—
—
Donald A Lace
—
Deed Of Trust
related
$350,000 · Wells Fargo Bank
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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