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Property profile & analytics
OFF-MARKET
Estimated value
$5,840,000
Manufacturing properties
424 Aviation Blvd Santa Rosa, CA 95403-1069
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-0039404
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1991
Total area
34,989 SF
Lot
2.74 ac (119,354 SF)
APN
059-350-033-000
UPID
US09-0039404
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.67M
Comparable Approach
Comparable
$5.91M
Blend (final)
Blend
$5.84M
Owner & transaction history
William C Forman · 11 yrs held
William C Forman
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.7M
+10.0%
Restaurant
$9.6M
+8.6%
Commercial (general)
$9.5M
+7.4%
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%
$6,140,000
6.5%
$5,670,000
7%
$5,265,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,835,000
Current use
RETAIL STORES
$9,720,000
Change: +10% · Conversion: Moderate
RESTAURANT
$9,600,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,490,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$5.84M
Range $5.26M – $6.42M · ±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
$167 / 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
$91,911
Tax year 2024
Assessed value
$6,552,772
Assessed 2024
Previous assessed
$6,552,772
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,639,895
Assessed improvement
$4,912,877
Applied tax rate
120.0000
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
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1991
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
34,989 SF
Lot
2.74 ac (119,354 SF)
APN
059-350-033-000
UPID
US09-0039404
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
INDUSTRIAL (GENERAL) Current
Est. value
$8.8M
RETAIL STORES
Est. value
$9.7M
RESTAURANT
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$9.5M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
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
1991
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.74 ac
Current owner
From public records · entity-resolved
William C Forman
Individual
Mailing address
PO BOX 1679, ROSS, CA 94957-1679
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2020
—
424-428 Aviation Boulevard LLC
—
Deed Of Trust
related
$3,800,000 · First Republic Bk
Apr 30, 2015
—
William C Forman
Forman Meghan J
Quit Claim Deed
$1,919,500 · Presidio Bank
Dec 18, 2012
—
William C Forman
Forman Properties Co LP
Quit Claim Deed
related
—
Nov 19, 2007
—
Forman Properties Co
Forman,william C & Shannon M
Quit Claim Deed
—
Jun 30, 2005
—
Anthony J Landen
Fair-land Ents
Quit Claim Deed
—
Jun 30, 2005
$4,795,000
William C Forman
Landen,anthony J
Grant Deed
$3,120,000 · Greater Bay Bank
—
—
Forman Properties Co LP
—
Deed Of Trust
related
$1,563,000 · Presidio Bank
—
—
Fair-land Enterprises
—
Deed Of Trust
related
$2,040,000 · First Interstate Bank Californ
—
—
Fair Land Enterp
—
Deed Of Trust
related
$2,125,000 · Luther Burbank Savings & Loan
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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