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Property profile & analytics
OFF-MARKET
Estimated value
$3,925,000
Retail space
3195 Cleveland Ave Santa Rosa, CA 95403-2118
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-1299038
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1974
Construction
TILT-UP CONCRETE
Total area
6,738 SF
Lot
0.41 ac (17,875 SF)
APN
015-710-004-000
UPID
US09-1299038
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
-
Ceramic Pro Sonoma County Elite Dealer Car Wash
-
Pacific Signs & Lighting (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.93M
Owner & transaction history
Mahmood Modirzadeh · 4 yrs held
Mahmood Modirzadeh
since 2021
Last sale
$4.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.0M
+60.1%
Medical building
$2.5M
+32.2%
Office building
$2.4M
+28.7%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,000,000
Change: +60% · Conversion: Difficult
MEDICAL BUILDING
$2,475,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$2,410,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$3.93M
Range $3.53M – $4.32M · ±10% · vs last sale $4.65M (Oct 1 2021)
Last sale anchor
$4.65M
Oct 1 2021
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
$583 / 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
$19,814
Tax year 2024
Assessed value
$1,716,660
Assessed 2024
Previous assessed
$1,716,660
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$442,170
Assessed improvement
$1,274,490
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
6,738 SF
Lot
0.41 ac (17,875 SF)
APN
015-710-004-000
UPID
US09-1299038
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)
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
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
1974
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.41 ac
Current owner
From public records · entity-resolved
Mahmood Modirzadeh
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 849, TIBURON, CA 94920-0849
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
$4,650,000
Mahmood Modirzadeh
Peter J Tarantino
Grant Deed
—
Oct 9, 2014
—
Tarantino Living Trust
Tarantino,peter J
Quit Claim Deed
related
—
Nov 3, 2005
—
Tarantino Trust
Tarantino,peter J
Quit Claim Deed
related
—
Dec 18, 1997
—
Peter J Tarantino
Tarantino,lisa
Quit Claim Deed
related
—
Dec 18, 1997
$805,000
Tarantino,peter J
Boyles,jeff & Judie
Trustees Deed
$405,000 · Duggan Trust
Nov 22, 1996
—
Wallrich Trust
Wallrich,richard & Donna
Quit Claim Deed
related
—
Aug 19, 1996
$95,454
Montgomery Village
Hummer,james & Judy
Grant Deed
related
—
Feb 28, 1991
$82,727
Codding Enterpri
Wilkey,james R
Trustees Deed
related
—
Feb 28, 1991
$20,000
Wallrich,richard
Wilkey,james R
Trustees Deed
related
—
Aug 17, 1990
$10,500
Boyles,jeff & Ju
Montgomery,villa
Trustees Deed
related
—
Aug 17, 1990
$102,500
Hummer,james & J
Montgomery,villa
Trustees Deed
related
—
Jul 27, 1990
$160,000
Richard Wallrich
Montgomery,villa
Grant Deed
—
Aug 1, 1989
—
Villa Montgomery
Codding,hugh B
Grant Deed
related
—
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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