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Property profile & analytics
OFF-MARKET
Estimated value
$7,700,000
Retail space
3555 Main St Kelseyville, CA 95451-8003
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-2527361
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Total area
84,472 SF
Lot
17.94 ac (781,466 SF)
Zoning code
PDC
APN
008-063-060-000
UPID
US09-2527361
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
-
Kelseyville Lumber & Supply Co Building Supply Industrial Manufacturer
-
Woody's Cafegrill & Pub, Open for Indoor/Backroom/Patio Dining and Take Out Orders. Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.02M
Blend (final)
Blend
$7.70M
Owner & transaction history
Lake Valley Investments LLC · 18 yrs held
Lake Valley Investments LLC
since 2008
6 recorded transactions
Zoning & alternative use
PDC · Kelseyville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.6M
+34.0%
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 Kelseyville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kelseyville 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
RETAIL STORES
$7,945,000
Current use
OFFICE BUILDING
$10,645,000
Change: +34% · Conversion: Easy
Blend value · Realmo final
$7.70M
Range $6.93M – $8.47M · ±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
$91 / 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
$113,695
Tax year 2024
Assessed value
$10,504,375
Assessed 2024
Previous assessed
$10,504,375
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$1,919,270
Assessed improvement
$8,585,105
Applied tax rate
56.0000
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
2009
Heating
NONE
Stories
1
Bathrooms
4
Total area
84,472 SF
Lot
17.94 ac (781,466 SF)
Zoning code
PDC
APN
008-063-060-000
UPID
US09-2527361
Jurisdiction
LAKE
Zoning & alternative use
PDC · Kelseyville, CAZoning PDC · permitted uses
PDC · Kelseyville, 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
$7.9M
OFFICE BUILDING
Est. value
$10.6M
RETAIL STORES Current
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
2009
Heating
NONE
Stories
1
Bathrooms
4
Lot
17.94 ac
Current owner
From public records · entity-resolved
Lake Valley Investments LLC
Entity
Mailing address
PO BOX 370, KELSEYVILLE, CA 95451-0370
Ownership since
2008
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
Jun 18, 2018
—
Lake Investments LLC
—
Deed
related
$7,500,000 · Umpqua Bank
Mar 14, 2008
$710,000
Lake Valley Investments LLC
Kelseyville Lumber & Supply
Grant Deed
$710,000 · Kelseyville Lumber & Supply Co
Nov 13, 2001
$482,500
Kelseyville Lumber & Supply Co
Smith Bros Orchards INC
Grant Deed
$412,400 · Smith Bros Orchards INC
Jul 21, 1999
—
Lake County (ca)
Smith Bros Orchards INC
Grant Deed
related
—
—
—
Lake Valley Investments LLC
—
Deed Of Trust
related
$9,500,000 · Heritage Bank Of Commerce
Jan 1, 1959
—
Smith Bros Orchards INC
—
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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