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Property profile & analytics
OFF-MARKET
Estimated value
$2,165,000
Office buildings
446 Napa St A-C Sonoma, CA 95476-6519
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1673761
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1990
Construction
WOOD
Total area
3,699 SF
Lot
0.18 ac (7,828 SF)
APN
018-193-041-000
UPID
US09-1673761
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
$2.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$2.17M
Owner & transaction history
California Retail Office Partners LLC
California Retail Office Partners LLC
since 2026
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+34.1%
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 Sonoma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sonoma 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
$2,190,000
ML approach
$2,190,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,700,000
Current use
COMMERCIAL (GENERAL)
$2,280,000
Change: +34% · Conversion: Easy
Blend value · Realmo final
$2.17M
Range $1.95M – $2.38M · ±10% · vs last sale $2.14M (Aug 29 2022)
Last sale anchor
$2.14M
Aug 29 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
$585 / 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
$16,192
Tax year 2024
Assessed value
$1,255,533
Assessed 2024
Previous assessed
$1,255,533
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$282,929
Assessed improvement
$972,604
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
2
Total area
3,699 SF
Lot
0.18 ac (7,828 SF)
APN
018-193-041-000
UPID
US09-1673761
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
OFFICE BUILDING Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING Current
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
1990
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
California Retail Office Partners LLC
Entity
Mailing address
6359 AUBURN BLVD STE B, CITRUS HEIGHTS, CA 95621-5200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
May 7, 2026
$1,251,000
California Retail Office Partners LLC
Mortgage Lender Services
Trust Deed
—
Aug 29, 2022
$2,138,000
Windscape Apartments LLC
Ks Mattson Partners LP
Grant Deed
—
Jul 29, 2022
$1,600,000
Ks Mattson Partners LP
Mitchell Investment Company LLC
Grant Deed
$960,000 · Socotra Reit I LLC
Jun 15, 2017
—
Mitchell Investment Company LLC
James E Mitchell
Grant Deed
$900,000 · First Community Bank
Dec 21, 2012
—
Mitchell Investment Co LLC
Mitchell,james E & Barbara E
Quit Claim Deed
related
—
Nov 15, 1990
$665,000
G N Hill Starker
Mayo,diane J
Grant Deed
—
—
—
Mitchell Trust
—
Deed Of Trust
related
$1,866,000 · Luther Burbank Savings & Loan
—
—
Mitchell James E & B A Trust
—
Deed Of Trust
related
$1,250,000 · Bruce Burton
—
—
Stieper Trust
—
Deed Of Trust
related
$150,000 · Sonoma Valley Bank
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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