New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,955,000
Community centers
445 Ctr St Healdsburg, CA 95448-3807
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1812147
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1994
Construction
TILT-UP CONCRETE
Total area
64,636 SF
Lot
3.39 ac (147,668 SF)
APN
002-171-042-000
UPID
US09-1812147
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
-
CraftWork Healdsburg Coworking & Hybrid Office
-
Plainview Enterprises, LLC Film Production
-
Andrea Hernandez Moore, Realtor Real Estate Agency
-
North Bay Photo Photography Service (Bike/Boat/Book/etc) Store
-
Local Food and Drink Marketing Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$1.96M
Owner & transaction history
Healdsburg Center LLC · 4 yrs held
Healdsburg Center LLC
since 2022
7 recorded transactions
Zoning & alternative use
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 Healdsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Healdsburg 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
$1,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,280,000
Current use
Blend value · Realmo final
$1.96M
Range $1.76M – $2.15M · ±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
$30 / 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
$144,412
Tax year 2024
Assessed value
$12,618,314
Assessed 2024
Previous assessed
$12,618,314
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,616,254
Assessed improvement
$8,002,060
Applied tax rate
2.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1994
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Cooling
YES
Stories
1
Total area
64,636 SF
Lot
3.39 ac (147,668 SF)
APN
002-171-042-000
UPID
US09-1812147
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1994
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Lot
3.39 ac
Current owner
From public records · entity-resolved
Healdsburg Center LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2170 HOFFMAN LN, NAPA, CA 94558-9786
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jan 5, 2022
—
Healdsburg Center LLC
Guy T Keilman
Grant Deed
—
Jan 4, 2022
—
Guy T Keilman
Guy T Keilman
Intrafamily Transfer
related
—
Aug 1, 2016
—
Mitchell,holbrook T Trust
Mitchell Gladyne K
Quit Claim Deed
related
—
May 17, 2016
—
Gladyne K Mitchell
Mitchell,mitchel L & Emma K
Affidavit Of Death
related
—
Jan 21, 2010
—
Healdsburg Center Trust
Mitchell H & M Trust
Grant Deed
related
—
Apr 9, 1999
—
Mitchell Trust
Mitchell,holbrook T
Quit Claim Deed
related
—
Jun 21, 1994
—
Holbrook T Mitchell
Mitchell Trust
Quit Claim 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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