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Property profile & analytics
OFF-MARKET
Office buildings
4135 Main St Kelseyville, CA 95451-8941
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-1259664
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
WOOD
Total area
1,713 SF
Lot
0.23 ac (10,018 SF)
Zoning code
C2
APN
024-145-070-000
UPID
US09-1259664
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
-
Pivniska Real Estate Group, Broker Cassie Pivniska Real Estate Agency
-
Jessie Walker, Realtor at Pivniska Real Estate Group Real Estate Agency
-
Dr David L. Parsons DO - family medicine, Sutter Pacific Medical Foundation Pediatrician Physician
-
Dr. Kirk G. Andrus, MD Pediatrician Physician
-
Dr. Stanley Mogelson, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Christopher C Pivniska · 4 yrs held
Christopher C Pivniska
since 2022
Last sale
$215,000
7 recorded transactions
Zoning & alternative use
C2 · Kelseyville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,818
Tax year 2024
Assessed value
$255,630
Assessed 2024
Previous assessed
$255,630
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$85,335
Assessed improvement
$170,295
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
NONE
Bathrooms
1
Total area
1,713 SF
Lot
0.23 ac (10,018 SF)
Zoning code
C2
APN
024-145-070-000
UPID
US09-1259664
Jurisdiction
LAKE
Zoning & alternative use
C2 · Kelseyville, CAZoning C2 · permitted uses
C2 · Kelseyville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1900
Construction
WOOD
Heating
NONE
Bathrooms
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Christopher C Pivniska
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 451, KELSEYVILLE, CA 95451-0451
Ownership since
2022
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 9, 2024
—
Christopher C Pivniska
—
Deed
related
$200,000 · Savings Bank Of Mendocino County
Mar 10, 2022
—
Christopher C Pivniska
Christopher C Pivniska
Intrafamily Transfer
related
—
Apr 1, 2019
—
Christopher C Pivniska
—
Deed
related
$160,000 · Savings Bank Of Mendocino County
May 5, 2017
$215,000
Hristopher C Pivniska
Kirk G Andrus
Grant Deed
$165,000 · Andrus Kirk G & Quincy C Tr(rt
Apr 13, 2009
—
Andrus Kirk G & Q C 2009 Trust
Andrus,kirk G & Quincy C
Quit Claim Deed
related
—
Jan 1, 1986
—
Andrus,kirk G
—
Grant Deed
related
—
Jan 1, 1980
—
—
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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