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Property profile & analytics
OFF-MARKET
Estimated value
$7,245,000
Manufacturing properties
411 Pioneer Ave Woodland, CA 95776-6122
Trust Owned
Free & Clear
Property ID
US09-1453107
Property profile
Verified
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Year built
1972
Construction
TILT-UP CONCRETE
Total area
52,800 SF
Lot
5.18 ac (225,640 SF)
Zoning code
I
APN
027-450-001-000
UPID
US09-1453107
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
-
Taco Bell Restaurant Take-out & Catering
-
Cache Creek Foods Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.25M
CAP Approach
CAP
$5.46M
Comparable Approach
Comparable
$7.03M
Blend (final)
Blend
$7.25M
Owner & transaction history
Sally L Shade Morehart Trust
Sally L Shade Morehart Trust
since 2025
Last sale
$7.2M
7 recorded transactions
Zoning & alternative use
I · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$11.3M
+14.0%
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 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
$8,350,000
ML approach
$8,245,000
CAP Approach
CAP Return
Estimation
6%
$5,910,000
6.5%
$5,455,000
7%
$5,065,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,875,000
Current use
AUTO REPAIR, GARAGE
$11,255,000
Change: +14% · Conversion: Easy
OFFICE BUILDING
$9,835,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,795,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$7.25M
Range $6.52M – $7.97M · ±10% · vs last sale $7.20M (Jul 5 2022)
Last sale anchor
$7.20M
Jul 5 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
$137 / 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
$76,858
Tax year 2023
Assessed value
$7,200,000
Assessed 2023
Previous assessed
$7,200,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$800,000
Assessed improvement
$6,400,000
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
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Status
Off-Market
Year built
1972
Construction
TILT-UP CONCRETE
Heating
YES
Total area
52,800 SF
Lot
5.18 ac (225,640 SF)
Zoning code
I
APN
027-450-001-000
UPID
US09-1453107
Jurisdiction
YOLO
Zoning & alternative use
I · Woodland, CAZoning I · permitted uses
I · 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
INDUSTRIAL (GENERAL) Current
Est. value
$9.9M
AUTO REPAIR, GARAGE
Est. value
$11.3M
OFFICE BUILDING
Est. value
$9.8M
COMMERCIAL (GENERAL)
Est. value
$8.8M
INDUSTRIAL (GENERAL) Current
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
1972
Construction
TILT-UP CONCRETE
Heating
YES
Lot
5.18 ac
Current owner
From public records · entity-resolved
Sally L Shade Morehart Trust
Trust
Free & Clear · 0 yrs held
Mailing address
411 N PIONEER AVE, WOODLAND, CA 95776-6122
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2025
—
Sally L Shade Morehart Trust
Matthew C Morehart & Sally Shade Mo
Deed
related
—
Mar 6, 2025
—
Kumar Management Corp II INC
Prb Management LLC
Deed
—
Jul 5, 2022
$7,200,000
Matthew C Morehart
Knaggs Commercial Properties Compan
Grant Deed
$4,320,000 · River City Bank
Aug 22, 1997
—
Knaggs Commercial Prop Co LP
Knaggs Trust
Quit Claim Deed
related
—
Dec 30, 1994
$1,000,000
Knaggs Trust
Shade Trust
Grant Deed
$52,000 · Household Finance Corp
Jul 20, 1990
$1,200,000
Shade,trusts
Kulka,richard H
Trustees Deed
$723,500 · Bank Of America
—
—
Shade,trusts
—
Deed Of Trust
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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